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1812 Overture B&B

3.5 star property

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Photo gallery for 1812 Overture B&B

View from property
Spa
Lobby sitting area
Spa
Garden

Reviews

9.6 out of 10
Exceptional

Popular amenities

  • Pet-friendly
  • Parking included
  • Free Wi-Fi
  • Air-conditioning
  • Business services

Explore the area

View in a map
1812 Washington St, Kansas City, MO, 64108
  • Place, Kauffman Center for the Performing Arts
    ‪6 min walk‬
  • Place, Bartle Hall Convention Center
    ‪13 min walk‬
  • Place, T-Mobile Center
    ‪16 min walk‬
  • Airport, Kansas City, MO (MCI-Kansas City Intl.)
    ‪23 min drive‬

Room options

View all photos for Comfort Room, Private Bathroom

Comfort Room, Private Bathroom | Egyptian cotton sheets, down duvets, desk, iron/ironing board

Comfort Room, Private Bathroom

10.0 out of 10
Exceptional
(6 reviews)
  • City view
  • Sleeps 2
  • 1 Queen Bed

View all photos for Room, Private Bathroom

Room, Private Bathroom | Egyptian cotton sheets, down duvets, desk, iron/ironing board

Room, Private Bathroom

9.8 out of 10
Exceptional
(7 reviews)
  • City view
  • Sleeps 2
  • 1 Double Bed

View all photos for Room, Private Bathroom (Blue room getaway)

Room, Private Bathroom (Blue room getaway) | View from room

Room, Private Bathroom (Blue room getaway)

8.8 out of 10
Excellent
(3 reviews)
  • Sleeps 2
  • 1 Queen Bed

View all photos for Room, Private Bathroom (Deco Room)

Room, Private Bathroom (Deco Room) | Egyptian cotton sheets, down duvets, desk, iron/ironing board

Room, Private Bathroom (Deco Room)

10.0 out of 10
Exceptional
(12 reviews)
  • City view
  • Sleeps 2
  • 1 Queen Bed

View all photos for Suite, Private Bathroom (Carriage House)

Suite, Private Bathroom (Carriage House) | Egyptian cotton sheets, down duvets, desk, iron/ironing board

Suite, Private Bathroom (Carriage House)

9.6 out of 10
Exceptional
(8 reviews)
  • Garden view
  • Sleeps 2
  • 1 Queen Bed

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About this property

1812 Overture B&B

Bed & breakfast with free parking, 6-minute walk to Kauffman Center for the Performing Arts
This smoke-free bed & breakfast features a 24-hour business centre, coffee/tea in a common area and concierge services. Free cooked-to-order breakfast, free WiFi in public areas and free self parking are also provided. Additionally, a 24-hour front desk, a garden and a fireplace at reception are on-site.
1812 Overture B&B offers 5 air-conditioned accommodations with complimentary bottles of water and coffee/tea makers. This accommodation offers separate sitting areas. Beds feature Egyptian cotton sheets and down duvets. 32-inch flat-screen televisions come with satellite channels. Fridges and microwaves are provided. Bathrooms include bathrobes, complimentary toiletries and hairdryers.

Guests can surf the web using complimentary wireless Internet access. Business-friendly amenities include desks and telephones. Housekeeping is offered on a daily basis and an iron/ironing board can be requested.

The recreational activities listed below are available either on-site or nearby; fees may apply.
Our customers tell us that they can't get enough of the helpful staff at 1812 Overture B&B. During your stay, you're just a quick walk from Kauffman Center for the Performing Arts. Free breakfast, free WiFi in public areas and free self-parking are available.
  • Free cooked-to-order breakfast served daily
  • Free WiFi
  • Free self-parking
  • Amenities include a 24-hour business centre, a terrace and a fireplace at reception
  • Within a 15-minute walk of Kauffman Center for the Performing Arts and Bartle Hall Convention Center
  • Dogs welcome for a fee
Public spaces have free WiFi. There's an onsite 24-hour business centre. Free breakfast is available daily. The business-friendly 1812 Overture B&B also features a terrace, a garden, and coffee/tea in common area. Self parking is free.

This 3.5-star Kansas City bed & breakfast is smoke free.

Guests are served a free cooked-to-order breakfast daily from 7 AM to 9 AM.

Property amenities

Internet

  • Available in all rooms: Free WiFi
  • Available in some public areas: Free WiFi

Parking and transport

  • Free self parking on site
  • Limited on-site self parking
  • Onsite parking includes off-street options

Food and drink

  • Free cooked-to-order breakfast available daily 7 AM to 9 AM
  • Coffee and tea in common areas

Things to do

  • Art gallery

Conveniences

  • 24-hour front desk

Guest services

  • Concierge services
  • Housekeeping (daily)

Business services

  • 24-hour business centre

Outdoors

  • Garden
  • Terrace

Accessibility

  • If you have requests for specific accessibility needs, please contact the property using the information on the reservation confirmation received after booking.
  • Handrails in stairways
  • No lift

More

  • Communal living room
  • Fireplace in lobby
  • Smoke-free property

Room amenities

Bedroom

  • Down comforter
  • Egyptian cotton sheets

Bathroom

  • Dressing gowns
  • Free toiletries
  • Hair dryer
  • Towels provided

Entertainment

  • 32-inch flat-screen TV with satellite channels

Food and drink

  • Coffee/tea maker
  • Free bottled water
  • Microwave
  • Refrigerator

More

  • Air conditioning
  • Ceiling fan
  • Desk
  • Iron/ironing board on request
  • Phone
  • Separate sitting area

Policies

Check-in

Check-in start time: 3:00 PM; check-in end time: midnight
Late check-in subject to availability
Minimum check-in age - 18

Check-out

Check-out before 11:30 AM

Special check-in instructions

Guests must contact the property in advance for check-in instructions; front desk staff will greet guests on arrival at the property
To make arrangements for check-in please contact the property ahead of time using the information on the booking confirmation
If you are planning to arrive after midnight please contact the property in advance using the information on the booking confirmation
Information provided by the property may be translated using automated translation tools

Access methods

Staffed front desk

Pets

  • Pets: USD 50 per pet, per night, plus a deposit of USD 25 per stay
  • Only dogs are allowed
    • Service animals are exempt from fees.

Children and extra beds

  • Children 1 and younger are not allowed at this property. All guests older than 1 are welcome.
  • Rollaway/extra beds are not available.
  • Cots (infant beds) are not available.

Payment types at the property

Important information

Optional extras

The fees and deposits listed below will be charged at the time of service, check-in, or check-out.

  • Pet deposit: USD 25 per stay
  • Pet fee: USD 50 per pet, per night
  • Service animals are exempt from fees

This may not be a comprehensive list. Fees and deposits are subject to change and might not include tax.

You need to know

This property is managed by a professional host. The provision of housing is linked to their trade, business or profession.
Extra-person charges may apply and vary depending on property policy
Government-issued photo identification and a credit card, debit card or cash deposit may be required at check-in for incidental charges
Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed
This property accepts credit cards, debit cards and cash
This property reserves the right to pre-authorise the guest's credit card prior to arrival.
To arrange for check-in, guests must contact the property in advance of arrival using the information on the booking confirmation. Guests arriving after midnight must make advance arrangements by contacting the property using the information on the booking confirmation. Guests must contact the property in advance for check-in information. Front desk staff will greet guests on arrival at the property.

Property is also known as

1812 Overture Bed & Breakfast Kansas City
1812 Overture Bed & Breakfast
1812 Overture Kansas City
1812 Overture Bed Breakfast
1812 Overture B&B Kansas City
1812 Overture B&B Bed & breakfast
1812 Overture B&B Bed & breakfast Kansas City

1812 Overture B&B Reviews

Reviews

9.6

Exceptional

Rating 10 - Excellent. 345 out of 452 reviews
Rating 8 - Good. 86 out of 452 reviews
Rating 6 - Okay. 16 out of 452 reviews
Rating 4 - Poor. 4 out of 452 reviews
Rating 2 - Terrible. 1 out of 452 reviews

9.6/10

Cleanliness

9.8/10

Staff & service

9.4/10

Amenities

9.4/10

Property conditions & facilities

Reviews

10/10 Excellent

Thinh

Ambience, friendly people, breakfast
Stayed 3 nights in Oct 2025

10/10 Excellent

James

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
We had a wonderful stay. The breakfast and coffee were amazing. Amazing hosts and location.
Stayed 2 nights in Oct 2025

10/10 Excellent

Fernanda

Business traveller
Liked: Cleanliness, amenities, property conditions & facilities
What a lovely place. The house is gorgeous and the Staff are really friendly, I was very well welcomed and would definitely recommend. Ah, and the breakfast... delicious!
Stayed 2 nights in Oct 2025

10/10 Excellent

Rob

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The breakfast they provide is incredible and the staff are extremely friendly.
Stayed 2 nights in Oct 2025

8/10 Good

Tim

Liked: Cleanliness, staff & service, property conditions & facilities
The house is 141 years old
Stayed 1 night in Oct 2025

10/10 Excellent

Mark

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Loved the location and the beautiful home. Service was fantastic. The B&B was very close to Union Station and the WW 1 museum. Very close to great BBQ restaurants. The decor was eclectic and very comforting and the outdoor veranda was great to sit and relax after a busy day. Loved everything about this place!
Stayed 2 nights in Oct 2025

8/10 Good

William, Ridley Park

Liked: Cleanliness, staff & service
We had a very nice stay and an excellent breakfast. There are some maintenance items that should be looked into however. Some areas in our suite had flaking paint. Nothing a repaint wont fix. All and all we would come back again.
Stayed 1 night in Oct 2025

10/10 Excellent

Michael

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
It was a very cute spot with great service.
Stayed 1 night in Oct 2025

10/10 Excellent

Alex

Travelled with group
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Excellent stay. The place was so cute, we loved the room, and the breakfast was fantastic.
Stayed 1 night in Oct 2025

10/10 Excellent

Lindsey

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Owners were wonderful! Great location! Very nice breakfast.
Stayed 1 night in Sep 2025

8/10 Good

Andrew

Liked: Staff & service, property conditions & facilities

Lovely quaint place to stay.

Lovely quaint B and B! Very friendly and helpful staff. Breakfast was great! However you get a time slot which you must book. We would have preferred some coffee in the room and although we had a private bathroom it was not en suite which was probably our fault for not checking. There was only one bottle of complimentary water issued. I had a bath and the tub was not the cleanest. It was quite loud at night as it’s next to a motorway but overall we had a lovely stay.
Stayed 3 nights in Sep 2025

8/10 Good

Michelle

Stayed 1 night in Sep 2025

10/10 Excellent

Anthony

Travelled with family
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
My wife and I spent our anniversary here and loved it. Breakfast was great, and the hosts were so kind and inviting. It was also a very beautiful space. We couldn't recommend it enough!
Stayed 1 night in Sep 2025

10/10 Excellent

Tim

Business traveller
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Great breakfast and they call you in the morning to take your order. The atmosphere is great as it brings back memories of grandma’s house. The bed was a little hard, but was comfortable. Parking is reserved in front of the house on the street, and it seemed safe.
Stayed 1 night in Sep 2025

10/10 Excellent

june

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
From the moment I drove up to the property I felt like I was at home. The owners are very welcoming. I received a tour of the home which was unique and so homey. The personalized breakfast was delicious to say the least. My room was comfortable, clean and I slept so well.
Stayed 1 night in Sep 2025

10/10 Excellent

Kaleb

Business traveller
Liked: Cleanliness, staff & service, property conditions & facilities
Breakfast, every morning, was convenient and delicious. As others have said the homemade peach jam is a highlight. The staff was kind and helpful!
Stayed 4 nights in Sep 2025

10/10 Excellent

Jonathan

Travelled with group
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Wonderfully unique and quaint. We loved it. Luke and Pedro were such great hosts! We will definitely be coming back.
Stayed 2 nights in Sep 2025

10/10 Excellent

Laura

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

Will return

We had a great time at this unique B&B. Very friendly staff, great breakfast made to order, clean rooms, and safe to walk to & from T-Mobile center.
Stayed 1 night in Sep 2025

10/10 Excellent

Brandi

Liked: Cleanliness, staff & service, property conditions & facilities
Friendly, Clean, and Professional. Love the historic preservation of the property!
Stayed 1 night in Jul 2025

10/10 Excellent

James

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The fact that this is my fourth or fifth visit, and that the next time I go to Kansas City I will certainly stay at the 1812 Overture, ought to say it all!
Stayed 2 nights in Jul 2025

10/10 Excellent

Jay

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
If you’d like to stay in a place where you feel like family, stay here. This was one of the best experiences my spouse and I have had in any type of hotel and we will absolutely be coming back. The glowing reviews across the board are more than well deserved for all the love and hard work they put in to not only the building but into each guest that walks in the door.
Stayed 1 night in Jul 2025

8/10 Good

kevin

Travelled with group
Liked: Cleanliness, staff & service, property conditions & facilities
Breakfast was excellent. We liked the location. Will stay again but will request room behind art studio. We only stayed 1 night but had a great experience.
Stayed 1 night in Jul 2025

10/10 Excellent

Sarah

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Your hospitality surpassed all my expectations!!
Stayed 1 night in Jul 2025

10/10 Excellent

Jon

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 1 night in Jul 2025

10/10 Excellent

Steve

Travelled with partner
Liked: Amenities
Wonderful service
Stayed 1 night in Jun 2025