See all properties

1812 Overture B&B

3.5 star property

Choose dates to view prices

Photo gallery for 1812 Overture B&B

Spa
Garden
A cozy living room with a sofa, armchairs, a coffee table, and a chandelier.
Spa
Street view

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, Kansas City Convention Center
    ‪8 min walk‬
  • Place, T-Mobile Center
    ‪16 min walk‬
  • Airport, Kansas City, MO (MCI-Kansas City Intl.)
    ‪22 min drive‬

Room options

View all photos for Comfort Room, Private Bathroom

Comfort Room, Private Bathroom | Egyptian cotton sheets, down duvets, desk

Comfort Room, Private Bathroom

9.8 out of 10
Exceptional
(8 reviews)
  • City view
  • Sleeps 2
  • 1 Queen Bed
  • Free Wi-Fi

View all photos for Room, Private Bathroom

Room, Private Bathroom | Egyptian cotton sheets, down duvets, desk

Room, Private Bathroom

9.8 out of 10
Exceptional
(8 reviews)
  • City view
  • Sleeps 2
  • 1 Double Bed
  • Free Wi-Fi

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
  • Free Wi-Fi

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

Room, Private Bathroom (Deco Room) | Egyptian cotton sheets, down duvets, desk

Room, Private Bathroom (Deco Room)

10.0 out of 10
Exceptional
(13 reviews)
  • City view
  • Sleeps 2
  • 1 Queen Bed
  • Free Wi-Fi

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

Suite, Private Bathroom (Carriage House) | Egyptian cotton sheets, down duvets, desk

Suite, Private Bathroom (Carriage House)

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

Similar properties

Bar (on property)
Hotel Savoy Kansas City, Tapestry Collection by Hilton
Downtown Kansas City
  • Pet-friendly
  • Restaurant
  • Air-conditioning
  • Gym
4.4 out of 5, Excellent, 1,009 reviews
The price is €118
includes taxes & fees
26 Jul - 27 Jul
Hotel Savoy Kansas City, Tapestry Collection by Hilton

About this property

1812 Overture B&B

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
  • Smoking not allowed

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.
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. 361 out of 471 reviews
Rating 8 - Good. 89 out of 471 reviews
Rating 6 - Okay. 16 out of 471 reviews
Rating 4 - Poor. 4 out of 471 reviews
Rating 2 - Terrible. 1 out of 471 reviews

9.6/10

Cleanliness

9.8/10

Staff & service

9.6/10

Amenities

9.4/10

Property conditions & facilities

Reviews

Verified

10/10 Excellent

Liyuan

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The breakfast is delicious and I will stay there again
Stayed 3 nights in Apr 2026
Verified

10/10 Excellent

Kolten

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Nice Neighborhood, nestled in downtown, so well within walking distance to a lot. The house was beautifully decorated and very clean. Staff was amazing. Would definitely recommend if you're looking for a nice getaway in the city.
Stayed 1 night in Apr 2026
Verified

10/10 Excellent

Dean

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
I was in town for my daughter's volleyball tournament, and this B&B was very reasonably priced & conveniently located to the convention center (15 minute walk). It was also walking distance to the free Streetcar system (Crossroads stop), so I was able to get in some sightseeing without having to rent a car. The room & private bathroom were great, and Pedro & Luke were fantastic hosts! Breakfast was delicious each morning, especially the jelly made from peaches in their own backyard. I thoroughly enjoyed my stay & would absolutely stay here again!
Stayed 3 nights in Apr 2026
Verified

10/10 Excellent

Rob

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
Verified

10/10 Excellent

Callie

Liked: Cleanliness, staff & service, amenities
Cozy atmosphere, friendly staff, beautiful art all around the house
Stayed 1 night in Dec 2025
Verified

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
Verified

8/10 Good

Joseph

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Room was clean. Staff was friendly but there was some misunderstanding about check in although there was a reasonable explanation. Suggest they develop a backup plan in case if emergency, such as this. Breakfast was outstanding, freshly prepared.
Stayed 1 night in Apr 2026
Verified

10/10 Excellent

Alex

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
Verified

10/10 Excellent

LaDonna

Liked: Cleanliness, amenities, property conditions & facilities
Staff was amazing, Breakfast was delicious! House was easy walking distance to all the fun downtown.
Stayed 1 night in Nov 2025
Verified

10/10 Excellent

Thinh

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

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
Verified

10/10 Excellent

Matt

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
What an incredible stay at 1812 Overture B&B! Pedro and Luke enhanced and elevated every aspect of our trip/experience. From our arrival, to home cooked breakfast with fresh made salsa and jam from the garden, the smiles never left our face. Pedro and Luke truly take pride in the property and the guest experience. Highlights were leaning about Kansas City through their eyes. The knowledge, history, art, suggestions, and friendship they provide are priceless. We don't know when we will be in KC again, but will not consider another location for our next stay. Thanks again Pedro and Luke!!!
Stayed 2 nights in Apr 2026
Verified

10/10 Excellent

Christy

Liked: Cleanliness, staff & service, amenities
The staff was amazing! The breakfast was served with products from the garden and peach tree and the house is full of history and art.
Stayed 2 nights in Dec 2025
Verified

10/10 Excellent

Lindsey

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

8/10 Good

James

Liked: Cleanliness, staff & service, amenities
Friendly / knowledgeable staff. Good location.
Stayed 3 nights in Oct 2025
Verified

10/10 Excellent

Fernanda

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
Verified

10/10 Excellent

Anthony

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
Verified

10/10 Excellent

Glen

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The location was great as well as the staff and breakfast
Stayed 1 night in Apr 2023
Verified

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
Verified

10/10 Excellent

Mark

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
Verified

10/10 Excellent

Rena

Liked: Cleanliness, staff & service, property conditions & facilities
Great B&B! Staff was very friendly and made sure our stay was comfortable.
Stayed 1 night in Jul 2023
Verified

8/10 Good

kevin

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
Verified

10/10 Excellent

Lexi

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
Verified

10/10 Excellent

Kaleb

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
Verified

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

Hotels

Flights

Cars