1812 Overture B&B

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

Choose dates to view prices

Where to?

Dates

October 2025

November 2025

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

Overview
Rooms
Location
Policies

Exceptional

Popular amenities

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

Explore the area

1812 Washington St, Kansas City, MO, 64108

Place, Kauffman Center for the Performing Arts
‪6 min walk‬
Place, T-Mobile Center
‪16 min walk‬
Place, Hallmark Visitors Center
‪18 min walk‬
Airport, Kansas City, MO (MCI-Kansas City Intl.)
‪28 min drive‬

Room options

Victorian Master Suite

Exceptional

City view
Sleeps 2
1 Queen Bed

Guatemalan Getaway Loft

Exceptional

City view
Sleeps 2
1 Double Bed

Room, Private Bathroom (Blue room getaway)

Excellent

Sleeps 2
1 Queen Bed

Room, Private Bathroom (Deco Room)

Exceptional

City view
Sleeps 2
1 Queen Bed

Suite, Private Bathroom (Carriage House)

Exceptional

Sleeps 2
1 Queen Bed

About the neighborhood

Kansas City

Located in Crossroads Arts District, 1812 Overture B&B is a leisurely stroll from popular sights such as Kauffman Center for the Performing Arts and Bartle Hall Convention Center. This 3.5-star bed & breakfast has 5 rooms and welcomes guests with free breakfast, free in-room WiFi, and free self parking.

View more B&B in Kansas City

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

1812 Overture B&B features free WiFi in public areas, a 24-hour business center, and coffee in a common area. If you drive, put free parking to good use. The front desk is staffed 24/7 to help with concierge services, and answer any questions about the accommodations. Additional amenities include a terrace, a communal living room, and a garden.

Guests can expect free WiFi and 32-inch flat-screen TVs with satellite channels. Beds are dressed in Egyptian cotton sheets and down comforters, and bathrooms offer hair dryers and free toiletries. Sitting areas, refrigerators, and microwaves are other standard amenities.

The recreational activities listed below are available either on site or nearby; fees may apply.

Similar properties

Pet friendly
Free WiFi
Restaurant
Air conditioning

$124 nightly

Nov 16 - Nov 17

Total with taxes and fees

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

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

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

This property welcomes pets for USD 50 per pet, per night, plus a deposit of USD 25 per stay
Dogs only
Service animals exempt from fees

Children and extra beds

This property doesn't allow children 1 and younger (only guests older than 1 are allowed)

Property payment types

Important information

Optional extras

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

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

This list may not be comprehensive. Fees and deposits might 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.

Check-in: 3:00 PM
Check-out: 11:30 AM
Minimum check-in age: 18

The front desk is open 24 hours a day. Driving? This property offers free parking.

We should mention

Details about charges, deposits, or other important information:

This property is managed by a professional host. The provision of housing is linked to their trade, business, or profession.
Charges for extra guests may apply and vary depending on the property's policy.
A cash deposit, credit card, or debit card for incidental charges, as well as a government-issued photo ID, may be required at check-in.
Special requests are subject to availability at the time of check-in and can't be guaranteed. Certain requests may come with additional charges.
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.

Additional information about polices, regulations, and more:

There are no elevators.
No cribs or infant beds are available.
No rollaway or extra beds are available.

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 a free cancellation option available at 1812 Overture B&B?

1812 Overture B&B provides free cancellation on some room rates. To learn more, look at the cancellation policy on our site.

How much does it cost to stay at 1812 Overture B&B?

As of Oct 16, 2025, prices found for a 1-night stay for 2 adults at 1812 Overture B&B on Oct 19, 2025 start from $190.0, excluding taxes and fees. This price is based on the lowest nightly price found in the last 24 hours for stays in the next 30 days. Prices are subject to change. Choose your dates for more accurate prices.

What can I see within easy reach of 1812 Overture B&B?

This bed & breakfast is situated in Crossroads Arts District within a short 16-minute walk of Crown Center and also 20 minutes on foot from T-Mobile Center. You'll also find LEGOLAND® Discovery Center and Nelson-Atkins Museum of Art within a short drive.

Will I be able to park at 1812 Overture B&B?

Yes, self parking is offered for free at the bed & breakfast.

Does 1812 Overture B&B have a casino at the property?

No, 1812 Overture B&B doesn't have a casino.

Will I find an indoor pool at 1812 Overture B&B?

No, there is no indoor pool at this bed & breakfast.

What will couples enjoy most about a stay at 1812 Overture B&B?

Couples staying at this bed u0026 breakfast will appreciate amenities like Egyptian cotton sheets and bathrobes as well as an art gallery.

Does 1812 Overture B&B have a hot tub?

No, but some guestrooms at this bed & breakfast feature jetted bathtubs.

Does 1812 Overture B&B feature a restaurant that includes a breakfast menu?

1812 Overture B&B offers free cooked-to-order breakfasts each morning though there is no restaurant.

Will 1812 Overture B&B allow pets to stay for free?

Although they can't stay for free, dogs are welcome at 1812 Overture B&B for a fee of USD 50 per pet, per night. A deposit of USD 25 per stay is collected.

Are there connecting rooms at 1812 Overture B&B?

No, this bed & breakfast doesn't feature connecting guestrooms.

How far is the airport from 1812 Overture B&B?

The closest major airport to 1812 Overture B&B is Kansas City International Airport (MCI), which is 20 mi away (25 minutes by car).

Are there rooms with balconies at 1812 Overture B&B?

No, there aren't any guestrooms with balconies at 1812 Overture B&B.

1812 Overture B&B Reviews

9.6

Exceptional

9.6/10

Cleanliness

9.8/10

Staff & service

9.4/10

Amenities

9.4/10

Property conditions & facilities

9.4/10

Eco-friendliness

8/10 Good

kevin

Traveled with group

Jul 15, 2025

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

Traveled with partner

Jul 13, 2025

Liked: Cleanliness, staff & service, amenities, property conditions & facilities

Your hospitality surpassed all my expectations!!

Stayed 1 night in Jul 2025

10/10 Excellent

Jon

Jul 5, 2025

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

Stayed 1 night in Jul 2025

10/10 Excellent

Steve

Traveled with partner

Jun 29, 2025

Liked: Amenities

Wonderful service

Stayed 1 night in Jun 2025

10/10 Excellent

Patricia

Jun 23, 2025

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

Jun 16, 2025

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

Jun 11, 2025

Stayed 2 nights in May 2025

10/10 Excellent

Michael

May 28, 2025

Liked: Cleanliness, amenities, property conditions & facilities

Stayed 4 nights in May 2025

8/10 Good

Bernadette

Traveled with partner

May 23, 2025

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

May 11, 2025

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

Traveled with partner

May 10, 2025

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 traveler

Apr 27, 2025

Liked: Cleanliness, staff & service, amenities, property conditions & facilities

Amazing host!

Stayed 2 nights in Apr 2025

10/10 Excellent

Megan

Apr 26, 2025

Stayed 1 night in Apr 2025

10/10 Excellent

Ken

Apr 25, 2025

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

Stayed 3 nights in Apr 2025

10/10 Excellent

Lexi

Traveled with partner

Apr 13, 2025

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

Apr 12, 2025

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

Stayed 1 night in Apr 2025

10/10 Excellent

Latrinda

Traveled with group

Dec 7, 2024

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

Traveled with partner

Dec 7, 2024

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

Traveled with partner

Dec 7, 2024

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

Dec 1, 2024

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

Nov 18, 2024

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

Nov 17, 2024

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

Nov 11, 2024

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

Traveled with partner

Nov 2, 2024

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