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1812 Overture B&B

3.5 star property
Bed & breakfast with free breakfast, a quick walk to Kauffman Center for the Performing Arts

Photo gallery for 1812 Overture B&B

Experience the charm of a historic bed and breakfast, where guests can relax in a cozy seating area with a comfortable sofa and chair.
Relax in this serene garden oasis, surrounded by lush plants and vibrant flowers, with a shaded bench and twinkling string lights.
Kitchen area with refrigerator, microwave, coffee maker, and table.
Stunning garden area with a variety of flowering plants and lush greenery, surrounded by a traditional brick building.
Relax in a spacious bathroom with a bathtub and wooden ceiling with exposed beams.

Popular amenities

  • 24/7 front desk
  • Pet-friendly
  • Housekeeping
  • Parking included
  • Air conditioning

Explore the area

Map
1812 Washington St, Kansas City, MO, 64108
  • Kauffman Center for the Performing Arts
    ‪6 min walk‬
  • T-Mobile Center
    ‪16 min walk‬
  • Hallmark Visitors Center
    ‪18 min walk‬
  • Kansas City, MO (MCI-Kansas City Intl.)
    ‪28 min drive‬

Room options

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)

Highlights

Separate sitting area
Air conditioning
Fridge
Flat-screen TV
Ceiling fan
Down duvet
Egyptian cotton bed sheets
Hairdryer
  • 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)

Highlights

Separate sitting area
Air conditioning
Fridge
Flat-screen TV
Ceiling fan
Down duvet
Egyptian cotton bed sheets
Separate bath and shower
  • City view
  • Sleeps 2
  • 1 Queen 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)

Highlights

Separate sitting area
Air conditioning
Fridge
Flat-screen TV
Ceiling fan
Down duvet
Egyptian cotton bed sheets
Separate bath and shower
  • 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)

Highlights

Separate sitting area
Air conditioning
Fridge
Flat-screen TV
Ceiling fan
Down duvet
Egyptian cotton bed sheets
Bathrobes
  • City view
  • Sleeps 2
  • 1 Double Bed

View all photos for Comfort Room, Private Bathroom

Comfort Room, Private Bathroom

Comfort Room, Private Bathroom

10.0 out of 10
Exceptional
(6 reviews)

Highlights

Separate sitting area
Air conditioning
Fridge
Flat-screen TV
Ceiling fan
Down duvet
Egyptian cotton bed sheets
Hairdryer
  • City view
  • Sleeps 2
  • 1 Queen Bed

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About the area

Kansas City

At 1812 Overture B&B you'll be within just a 15-minute stroll of Kauffman Center for the Performing Arts and Bartle Hall Convention Center. Highlights at this B&B include free cooked-to-order breakfast, free self-parking and a 24-hour business centre. .This business-friendly bed & breakfast offers free WiFi in public areas, concierge services and a 24-hour front desk. Added amenities include coffee/tea in a common area, a terrace and a garden. Each morning free breakfast is served. .Places within a 30-minute walk of this 3.5-property class Crossroads Arts District B&B include T-Mobile Center and Hallmark Visitors Center.
View more B&B in Kansas CityOpens in a new window

What's nearby

  • Kauffman Center for the Performing Arts - 6 min walk - 0.6 km
  • Crown Center - 13 min walk - 1.1 km
  • Kansas City Convention Center - 14 min walk - 1.2 km
  • T-Mobile Center - 16 min walk - 1.4 km
  • Hallmark Visitors Center - 18 min walk - 1.5 km

Getting around

  • Crossroads Tram Stop - 8 min walk
  • Kansas City Union Station - 15 min walk
  • Kansas City International Airport (MCI) - 25 min drive

Restaurants

  • ‪Jack Stack Barbecue - Freight House - ‬9 min walk
  • ‪Town Topic - ‬4 min walk
  • ‪Bar Stilwell - ‬12 min walk
  • ‪Red Wheat Baking Co. - ‬10 min walk
  • ‪Up-Down KC - ‬7 min walk

About this property

1812 Overture B&B

Bed & breakfast with free breakfast, a quick walk to Kauffman Center for the Performing Arts
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.

  • 5 guestrooms or units
  • Cooked-to-order breakfast (free)
  • Business centre (24 hours)
  • Coffee in lobby
  • Front desk (24 hours)
  • Concierge
  • Terrace
  • Garden
  • Fireplace in lobby
  • No smoking 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.

Languages

English, Spanish

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  • Pet-friendly
  • Free WiFi
  • Restaurant
  • Air conditioning
4.7 out of 5, Exceptional, 271 reviews
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Property amenities

Internet

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

Parking and transport

  • Free self parking on site
  • 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

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

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

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.
Charges for extra guests may apply and vary according to property policy.
A cash deposit, credit card or debit card for incidental charges and government-issued photo identification may be required upon check-in.
Special requests are subject to availability at the time of check-in. Special requests can't be guaranteed and may incur additional charges.
    This property is managed by a professional host. The provision of housing is linked to their trade, business or profession. This property accepts Visa, Mastercard, American Express, Discover, debit cards and cash. This property reserves the right to pre-authorise the guest's credit card prior to arrival.

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

Frequently asked questions

What is the cancellation policy at 1812 Overture B&B?

1812 Overture B&B offers free cancellation on select room rates. Check out the cancellation policy for more info.

Is parking available at 1812 Overture B&B?

Yep, 1812 Overture B&B has a free self car park.

Does 1812 Overture B&B serve breakfast?

Sure does, complimentary cooked-to-order breakfast is served daily between 7 AM and 9 AM.

Is there a free airport shuttle available at 1812 Overture B&B?

No, 1812 Overture B&B does not offer an airport shuttle service.

What time are check-in & check-out at 1812 Overture B&B?

Check-in begins at 3:00 PM. Check-out time is 11:30 AM.

1812 Overture B&B Reviews

Reviews

9.6

Exceptional

Rating 10 - Excellent. 328 out of 428 reviews
Rating 8 - Good. 80 out of 428 reviews
Rating 6 - Okay. 15 out of 428 reviews
Rating 4 - Poor. 4 out of 428 reviews
Rating 2 - Terrible. 1 out of 428 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

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

10/10 Excellent

Holly

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We had a lovely stay in a little room here for a short weekend in Kansa City for the Hallmark Christmas Experience. You stay in this beautiful home and enjoy a custom breakfast made special for you each morning. The staff were lovely and we enjoyed staying here versus a hotel for once. If we're ever back in KC, we'd love to come back!
Stayed 2 nights in Nov 2024

10/10 Excellent

Cassie

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
What a beautiful gem in the heart of Kansas City. Impeccable customer service, beautiful surroundings and a delicious breakfast! This place is special, and the team members we met were friendly and very knowledgable about Kansas City. We will definitely stay here again! Thanks for everything, Luke!
Stayed 1 night in Dec 2024

10/10 Excellent

Aaron

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

Kansas City Staycation!

We decided to do a little weekend getaway and stay in town. This was our first visit to 1812 Overture, and it will not be the last! Beautiful home, beautiful neighborhood and GREAT service!
Stayed 1 night in Nov 2024

10/10 Excellent

Alyssa

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
First bed and breakfast experience, and it was “off the chain” .. super comfortable, had everything I needed, great breakfast, felt at home and very clean!
Stayed 1 night in Nov 2024

10/10 Excellent

Terri

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

One night stay

We stayed here for one night to go to a concert. The house is historical and full of antiques! Our room was cozy and clean, the bed was comfy, and generally quiet. There was some road noise but we didn't know there were other people in the house itself. Breakfast was wonderful! And Luke and Pedro were amazing hosts!
Stayed 1 night in Nov 2024

10/10 Excellent

Adam

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
From check-in to check-out, Pedro was super helpful and friendly. The place itself was quirky and its backstory interesting. The breakfast cooked by Tony was delicious and I loved how produce from the garden was used. The peach jalapeno jam was amazing. I didn't have enough time to explore too much of KC, but if I come back, I would definitely consider this place again.
Stayed 1 night in Nov 2024

10/10 Excellent

Sara

Travelled with partner
Liked: Cleanliness, staff & service, property conditions & facilities
The staff knew what they were doing. They had so much history and knowledge of the property in area of a city. You can tell that Pedro and Luke understand hospitality, and genuinely enjoy what they do! The Overture 1812 was amazing and we’re excited to stay there again.
Stayed 1 night in Nov 2024

8/10 Good

Candace, Omaha

Liked: Cleanliness, staff & service, property conditions & facilities
Stayed 1 night in Oct 2024

10/10 Excellent

Eric

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

The Deco Room was Devine!

They were extremely nice and gladly let me leave my luggage with them before I checked in so I could go to the first day of Planet Anime on Saturday and they are very accepting of people who come to their door dressed up because I was already dressed up as Aquaman when I got here. They took me around the place let me know where breakfast will be served and that 10 minutes before breakfast they would call me and let me know what they were serving. The room I had had a private balcony overlooking downtown and it was a great place to sit to unwind from the excitement of the day. I also had my own private bathroom!
Stayed 1 night in Oct 2024

10/10 Excellent

Kelli

Eclectic, cozy, and steps away from some of Kansas City’s “hidden gem” eateries. The owners were friendly and accommodating, even bringing yogurt and tea to my room when I wasn’t feeling well.
Stayed 3 nights in Oct 2024

10/10 Excellent

Douglas

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

Great place to stay.

My Wife and I stayed at 1812 Overture for our long sightseeing weekend in KC. We had a great time and loved the old house. Luke and Pedro were great hosts. Very convenient location.
Stayed 4 nights in Oct 2024

8/10 Good

Steve

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Everything was mostly excellent except for the bed. The mattress was way too soft(as well as the pillows). My wife slept for about two hours, then woke up each hour after because the mattress was so soft it slumped toward the middle a bit and she could feel every move I made throughout the night, no matter how small. She woke up with a very sore hip and lower back.
Stayed 1 night in Oct 2024

10/10 Excellent

Raina

Travelled with family
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Cute place, great staff very friendly. Eclectic. But next time stay will not be a first Friday weekend the area was rather loud and busy. But definitely will stay and make my stay longer to enjoy the property a bit longer.
Stayed 1 night in Oct 2024

10/10 Excellent

Karis

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Luke was a very kind, gracious host, and the breakfast here is delicious! Highly recommend!
Stayed 1 night in Sep 2024

8/10 Good

Andrew

Travelled with partner
Excellent breakfast and good location; old style room which made it somewhat uncomfortable
Stayed 3 nights in Sep 2024

10/10 Excellent

Sonia

Liked: Cleanliness, staff & service, property conditions & facilities
Stayed 2 nights in Sep 2024

10/10 Excellent

David

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

B&B 2024

Nice B&B. The staff was very friendly and helpful. The home was immaculate and breakfast was great. Enjoyed the peace and quiet.
Stayed 1 night in Jun 2024

6/10 Okay

Bethany

Travelled with family
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
This was a really cute place to stay! Our only downside is it is right off the interstate and the road noise was pretty loud and consistent all night. But the staff were wonderful, the room was comfortable, and breakfast was great!
Stayed 1 night in Jul 2024

8/10 Good

Sadie

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Beautiful property and great staff! We live in the country so the sound of the city made it hard to sleep, but thats no fault to the property. Wonderful experience overall!
Stayed 1 night in Jul 2024