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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

Choose dates to view prices

Photo gallery for 1812 Overture B&B

Front of property
Spa
Suite, Private Bathroom (Carriage House) | Egyptian cotton sheets, down comforters, desk, iron/ironing board
Garden
Terrace/patio
The 1812 Overture B&B offers genuine hospitality near Bartle Hall Convention Center. Guests enjoy a freshly cooked breakfast, a peaceful garden, and a cozy lobby fireplace. Free WiFi and self-parking add convenience to this charming getaway.

Reviews

9.6 out of 10
Exceptional

Popular amenities

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

Room options

View all photos for Victorian Master Suite

Victorian Master Suite | Egyptian cotton sheets, down comforters, desk, iron/ironing board

Victorian Master Suite

10.0 out of 10
Exceptional
(6 reviews)

Highlights

Separate sitting area
Air conditioning
Refrigerator
Flat-screen TV
Egyptian cotton linens
Down duvet
Ceiling fan
Private bathroom
  • City view
  • Sleeps 2
  • 1 Queen Bed

View all photos for Guatemalan Getaway Loft

Guatemalan Getaway Loft | Egyptian cotton sheets, down comforters, desk, iron/ironing board

Guatemalan Getaway Loft

9.8 out of 10
Exceptional
(7 reviews)

Highlights

Separate sitting area
Air conditioning
Refrigerator
Flat-screen TV
Egyptian cotton linens
Down duvet
Ceiling fan
Rainfall showerhead
  • 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)

Highlights

Separate sitting area
Air conditioning
Refrigerator
Flat-screen TV
Egyptian cotton linens
Down duvet
Ceiling fan
Jetted bathtub
  • Sleeps 2
  • 1 Queen Bed

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

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

Room, Private Bathroom (Deco Room)

10.0 out of 10
Exceptional
(12 reviews)

Highlights

Separate sitting area
Air conditioning
Refrigerator
Flat-screen TV
Egyptian cotton linens
Down duvet
Ceiling fan
Deep soaking bathtub
  • 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 comforters, desk, iron/ironing board

Suite, Private Bathroom (Carriage House)

9.6 out of 10
Exceptional
(8 reviews)

Highlights

Separate sitting area
Air conditioning
Refrigerator
Flat-screen TV
Egyptian cotton linens
Down duvet
Ceiling fan
Private bathroom
  • Sleeps 2
  • 1 Queen Bed

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About the neighborhood

Map
1812 Washington St, Kansas City, MO, 64108

What's nearby

  • Kauffman Center for the Performing Arts - 6 min walk - 0.4 miles
  • Crown Center - 13 min walk - 0.7 miles
  • Kansas City Convention Center - 14 min walk - 0.8 miles
  • T-Mobile Center - 16 min walk - 0.9 miles
  • Hallmark Visitors Center - 18 min walk - 1.0 mile

Getting around

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

Restaurants

  • ‪Town Topic Hamburgers - ‬4 min walk
  • ‪Up-Down - ‬7 min walk
  • ‪Manny's Mexican Restaurant - ‬5 min walk
  • ‪Rhythm & Booze Downtown - ‬6 min walk
  • ‪Mildred's - ‬6 min walk

About this property

1812 Overture B&B

Bed & breakfast near Kauffman Center for the Performing Arts
Located close to Bartle Hall Convention Center and T-Mobile Center, 1812 Overture B&B provides free cooked-to-order breakfast, a terrace, and an art gallery on site. In addition to a garden and a fireplace in the lobby, guests can connect to free in-room WiFi.
Other perks at this bed & breakfast include:
  • Free self parking
  • A 24-hour front desk, concierge services, and smoke-free premises
  • Coffee/tea in the lobby
  • Guest reviews give top marks for the helpful staff
Room features
All guestrooms at 1812 Overture B&B feature thoughtful touches such as air conditioning and separate sitting areas, in addition to amenities like free WiFi and bathrobes.
Other amenities include:
  • Egyptian cotton sheets and down comforters
  • Free toiletries and hair dryers
  • 32-inch flat-screen TVs with satellite channels
  • Separate sitting areas, refrigerators, and microwaves

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Property amenities

Internet

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

Parking and transportation

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

Food and drink

  • Free cooked-to-order breakfast available daily 7:00 AM to 9:00 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 center

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 (50 inches high)
  • No elevator

More

  • Communal living room
  • Fireplace in lobby
  • Smoking not allowed

Room amenities

Bedroom

  • Down comforter
  • Egyptian cotton sheets

Bathroom

  • Bathrobes
  • 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 allowed for an extra charge of USD 50 per pet, per night, plus a deposit of USD 25 per stay
Service animals are welcome, and are exempt from fees
Welcoming dogs only

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

Property payment types

Important information

Optional extras

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

The above list may not be comprehensive. Fees and deposits may not include tax and are subject to change.

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-authorize the guest's credit card prior to arrival.

We should mention

This property does not have elevators

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

Is 1812 Overture B&B pet-friendly?

Yes, dogs are allowed at this property. There's a deposit of USD 25 per stay and a fee of USD 50 per pet, per night. Service animals are exempt from fees.

How much is parking at 1812 Overture B&B?

Self parking is free at this property.

What time is check-in at 1812 Overture B&B?

Check-in start time: 3:00 PM; Check-in end time: midnight. Late check-in is available during limited hours.

What time is check-out at 1812 Overture B&B?

Check-out is at 11:30 AM.

Where is 1812 Overture B&B located?

Located in Crossroads Arts District, this bed & breakfast is within a 15-minute walk of Kauffman Center for the Performing Arts and Bartle Hall Convention Center. T-Mobile Center and Hallmark Visitors Center are also within 1 mi (2 km). Crossroads Tram Stop is 8 minutes by foot and Kauffman Center Tram Stop is 12 minutes.

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1812 Overture B&B Reviews

Reviews

9.6

Exceptional

Rating 10 - Excellent. 339 out of 443 reviews
Rating 8 - Good. 84 out of 443 reviews
Rating 6 - Okay. 15 out of 443 reviews
Rating 4 - Poor. 4 out of 443 reviews
Rating 2 - Terrible. 1 out of 443 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

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

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

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

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

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

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

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

10/10 Excellent

Jonathan

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

8/10 Good

William

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

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

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

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

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

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

Sarah

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

10/10 Excellent

Steve

Liked: Amenities
Wonderful service
Stayed 1 night in Jun 2025

10/10 Excellent

Jay

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

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

Zachariah

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

10/10 Excellent

Lars

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

The best B&B ever!

Totaly amazing! If you go to Kansas you must stay at this B&B. The house was amazing, fantastic old irish style with autentic furnishing. But it was the service and the kindness from the staff thar mad my whole stay! And the breakfast!
Stayed 1 night in Apr 2025

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

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

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

10/10 Excellent

Stephen

Liked: Cleanliness, staff & service
Close to union station which is a great attraction
Stayed 1 night in Jul 2024

8/10 Good

Andrew

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

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