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1812 Overture B&B

3.5 star property

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Photo gallery for 1812 Overture B&B

Front of property
Suite, Private Bathroom (Carriage House)
Spa
Garden
Terrace/patio

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

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

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)

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)

Suite, Private Bathroom (Carriage House)

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

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Exterior detail
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About this property

1812 Overture B&B

Bed & breakfast with free breakfast, 6-minute walk to Kauffman Center for the Performing Arts
This smoke-free bed & breakfast features a 24-hour business center, 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 lobby fireplace are onsite.
1812 Overture B&B offers 5 air-conditioned accommodations with complimentary bottled water and coffee/tea makers. Accommodations offer separate sitting areas. Beds feature Egyptian cotton sheets and down comforters. 32-inch flat-screen televisions come with satellite channels. Refrigerators and microwaves are provided. Bathrooms include bathrobes, complimentary toiletries, and hair dryers.

Guests can surf the web using the complimentary wireless Internet access. Business-friendly amenities include desks and phones. Housekeeping is offered daily and irons/ironing boards can be requested.

The recreational activities listed below are available either on site or nearby; fees may apply.
Our customers tell us 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 center, a terrace, and a lobby fireplace
  • 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 center. Free breakfast is available daily. The business-friendly 1812 Overture B&B also features a terrace, a garden, and coffee/tea in a common area. Self parking is free.

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

Guests are served 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.
  • Cribs (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-authorize 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.
If you cancel your booking, you'll be subject to the host's cancellation policy. In accordance with EU regulations about consumer rights, property booking services are not subject to the right of withdrawal.

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 451 reviews
Rating 8 - Good. 86 out of 451 reviews
Rating 6 - Okay. 15 out of 451 reviews
Rating 4 - Poor. 4 out of 451 reviews
Rating 2 - Terrible. 1 out of 451 reviews

9.6/10

Cleanliness

9.8/10

Staff & service

9.4/10

Amenities

9.4/10

Property conditions & facilities

9.4/10

Eco-friendliness

Reviews

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

10/10 Excellent

Patricia

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Beautiful and clean with an excellent breakfast with a wonderful staff of people! Perfect KC location!
Stayed 3 nights in Jun 2025

10/10 Excellent

Jerry

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
It was very clean. Wonderful service, very good breakfast. Enjoyed talking with Luke about the history of the place and the neighborhood. Close to alot of good things to see and do, good variety of eating places. Will definitely revisit. Very good place to spend our 51st anniversary. Thank you Luke and staff.
Stayed 1 night in Jun 2025

8/10 Good

Michael

Stayed 2 nights in May 2025

10/10 Excellent

Michael

Liked: Cleanliness, amenities, property conditions & facilities
Stayed 4 nights in May 2025

8/10 Good

Bernadette

Travelled with partner
Liked: Cleanliness, property conditions & facilities
I'll start with my top dislike, which is the room switch they decided without telling me or giving me the option to cancel my reservation. My husband has a knee injury so climbing stairs to the second floor was painful, but he accepted it. This B&B only has a small number of rooms to begin with and I liked only one room on the ground level, so i reserved it over a month ago. I was greeting pleasantly, the place was clean, no bad smells, and the breakfast was good. The themed room I was given was called 'Victorian' and all the decor was just plain outdated and did not bring me joy. I slept fine and the neighborhood was quiet, but I can't help but feel dissatisfied and tricked.
Stayed 1 night in May 2025

10/10 Excellent

ERIC

Liked: Cleanliness, staff & service, property conditions & facilities
Absolutely wonderful time and a caring and attentive staff. Highly recommend.
Stayed 1 night in May 2025

10/10 Excellent

Krista

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
This is a lovely historic property. It was clean and charmingly old. Pablo and Luke were great hosts! Enjoyed the opera and the historic downtown just steps away. Can’t wait to return!
Stayed 3 nights in May 2025

10/10 Excellent

Zachariah

Business traveller
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Amazing host!
Stayed 2 nights in Apr 2025

10/10 Excellent

Megan

Stayed 1 night in Apr 2025

10/10 Excellent

Ken

Liked: Cleanliness, staff & service, property conditions & facilities
Stayed 3 nights in Apr 2025

10/10 Excellent

Lexi

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
I loved the entire vibe of the place, Pedro was AWESOME and gave us a lot of cool history of the home and breakfast was killer!
Stayed 1 night in Apr 2025

10/10 Excellent

Eva

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

10/10 Excellent

Latrinda

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

Nice

Convenient to wedding venue. Very gracious hosts.
Stayed 1 night in Nov 2024