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Frame Hotel - Treehouse (formerly Kimber Modern)

3.5 star property
Adults-only hotel in Austin
VIP Access

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Photo gallery for Frame Hotel - Treehouse (formerly Kimber Modern)

Luxury Room, 1 Queen Bed, Private Bathroom, Garden Area (Balcony) | Terrace/patio
Property video
Premium Suite (Suite B) | 1 bedroom, premium bedding, individually decorated, desk
Luxury Room, 1 King Bed, Private Bathroom, Courtyard Area | 1 bedroom, premium bedding, individually decorated, desk
Front of property

Reviews

9.8 out of 10
Exceptional

Popular amenities

  • Air conditioning
  • Free WiFi

Explore the area

Map
110 The Circle, Austin, TX, 78704
  • South Congress Avenue
    ‪2 min walk‬
  • Sixth Street
    ‪3 min drive‬
  • Austin Convention Center
    ‪3 min drive‬
  • Austin, TX (AUS-Austin-Bergstrom Intl.)
    ‪13 min drive‬
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Room options

View all photos for Luxury Room, 1 Queen Bed, Private Bathroom, Garden Area (Balcony)

Luxury Room, 1 Queen Bed, Private Bathroom, Garden Area (Balcony) | 1 bedroom, premium bedding, individually decorated, desk

Luxury Room, 1 Queen Bed, Private Bathroom, Garden Area (Balcony)

10.0 out of 10
Exceptional
(5 reviews)
  • 301 sq ft
  • Sleeps 2
  • 1 Queen Bed

View all photos for Premier Suite (Suite A)

Premier Suite (Suite A) | 1 bedroom, premium bedding, individually decorated, desk

Premier Suite (Suite A)

8.0 out of 10
Very good
(1 review)
  • 452 sq ft
  • Sleeps 2
  • 1 King Bed

View all photos for Premium Suite (Suite B)

Premium Suite (Suite B) | 1 bedroom, premium bedding, individually decorated, desk

Premium Suite (Suite B)

  • 495 sq ft
  • Sleeps 2
  • 1 King Bed

View all photos for Luxury Room, 1 King Bed, Private Bathroom, Courtyard Area

Luxury Room, 1 King Bed, Private Bathroom, Courtyard Area | 1 bedroom, premium bedding, individually decorated, desk

Luxury Room, 1 King Bed, Private Bathroom, Courtyard Area

10.0 out of 10
Exceptional
(6 reviews)
  • 301 sq ft
  • Sleeps 2
  • 1 King Bed

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About the neighborhood

Austin

Located in South Congress, Frame Hotel - Treehouse (formerly Kimber Modern) is adjacent to South Congress Avenue and within a 15-minute walk of popular sights like Lady Bird Lake. The 7 rooms at this 3.5-star hotel include refrigerators, flat-screen TVs, and premium bedding.

What's nearby

  • South Congress Avenue - 2 min walk - 0.1 miles
  • Rainey Street - 3 min drive - 1.4 miles
  • Sixth Street - 3 min drive - 1.4 miles
  • Moody Theater - 3 min drive - 1.4 miles
  • Austin Convention Center - 3 min drive - 1.4 miles

Getting around

  • Downtown Station - 3 min drive
  • Austin Station - 11 min drive
  • Austin-Bergstrom Intl. Airport (AUS) - 13 min drive

Restaurants

  • ‪Home Slice Pizza - ‬3 min walk
  • ‪Two Hands - ‬5 min walk
  • ‪Jo's Coffee - ‬3 min walk
  • ‪Guero's Taco Bar - ‬4 min walk
  • ‪Perla's - ‬4 min walk

About this property

Frame Hotel - Treehouse (formerly Kimber Modern)

Adults-only hotel in Austin
Guests of Frame Hotel - Treehouse (formerly Kimber Modern) enjoy access to free WiFi in public areas, coffee in a common area, and microwave in a common area. You'll find limited parking. A multilingual staff is on hand to help with luggage storage, and offer sightseeing advice. Other amenities at this adults-only hotel include a terrace, a garden, and a communal living room.
Flat-screen TVs come with cable channels, and guests can stay connected with free WiFi. Bathrooms offer hair dryers and bathrobes, and beds sport premium bedding. Other standard amenities include refrigerators, ironing boards, and desks. Housekeeping is available on request.

Languages

English, Spanish

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Property amenities

Internet

  • Available in all rooms: Free WiFi
  • In-room WiFi speed: 100+ Mbps (good for 1–2 people or up to 6 devices)
  • Available in some public areas: Free WiFi

Parking and transportation

  • Electric car charging station on site
  • Limited onsite parking
  • Onsite parking options include a carport

Food and drink

  • Coffee and tea in common areas

Conveniences

  • Guidebooks
  • Luggage storage
  • Shared microwave
  • Virtual front desk
  • Water dispenser

Guest services

  • Change of bedsheets (on request)
  • Change of towels on request
  • Housekeeping (on request)
  • Multilingual staff

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.
  • Area rugs in public areas
  • Handrails in stairways
  • Tile flooring in public areas
  • Tile flooring in room
  • Upper floors accessible by stairs only
  • Well-lit path to entrance

More

  • Built in 2008
  • Communal living room
  • No plastic water bottles
  • Renovated entire property - May 2024
  • Smoking not allowed
  • Water dispenser usage encouraged

Room amenities

Bedroom

  • Blackout drapes
  • Hypo-allergenic bedding
  • Premium bedding

Bathroom

  • Bathrobes
  • Hair dryer
  • Private bathroom
  • Shampoo
  • Soap
  • Toilet paper
  • Toothbrush and toothpaste
  • Towels provided

Entertainment

  • Flat-screen TV with cable channels

Food and drink

  • Champagne service
  • Free bottled water
  • Refrigerator

More

  • Access via exterior corridors
  • Air conditioning (climate-controlled)
  • Desk
  • Desk chair
  • Heating (climate-controlled)
  • Individual decor
  • Iron/ironing board
  • Laptop workspace
  • Water-efficient toilets
  • Window screens

Policies

Check-in

Check-in start time: 4:00 PM; Check-in end time: anytime
Contactless check-in available
Minimum check-in age: 21

Check-out

Check-out before 11:00 AM
Contactless check-out available

Special check-in instructions

There is no front desk at this property
Guests must contact the property in advance for check-in instructions and an access code; access will be through a private entrance
To make arrangements for check-in please contact the property at least 48 hours before arrival using the information on the booking confirmation
Prior to arrival, you must complete online registration via a secure link
You will be asked to provide the property with a copy of your government-issued photo ID after booking
A virtual front desk provides assistance to guests

Access methods

Access code, private entrance

Pets

  • Service animals exempt from fees

Children and extra beds

  • Children younger than 21 are not permitted to stay at this adults-only property (only guests 21 and older are allowed)

Property payment types

Important information

You need to know

Extra-person charges may apply and vary depending on property policy
Government-issued photo identification and a credit card 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; cash is not accepted
Cashless transactions are available
Safety features at this property include a smoke detector
This property has outdoor spaces, such as balconies, patios, terraces which may not be suitable for children; if you have concerns, we recommend contacting the property prior to your arrival to confirm they can accommodate you in a suitable room
  • Check-in: 4:00 PM
  • Check-out: 11:00 AM
  • Minimum check-in age: 21
Driving? This property offers limited parking, along with a car charging station.

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.
  • This property has outdoor spaces, such as balconies, patios, terraces which may not be suitable for children. If you have concerns, we recommend contacting the property prior to your arrival to confirm they can accommodate you in a suitable room.
  • Charges for extra guests may apply and vary depending on the property's policy.
  • A credit card for incidental charges and 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. Cash is not accepted. 
  • Onsite safety features include a smoke detector.
  • Cashless payment methods are available for all transactions.

Additional information about polices, regulations, and more:

  • There are no elevators.
  • No cribs or infant beds are available.

Property is also known as

Kimber Modern Hotel Austin
Kimber Modern Hotel
Kimber Modern Austin
Kimber Modern
Kimber Modern
Frame Treehouse Kimber Modern
Frame Hotel - Treehouse (formerly Kimber Modern) Hotel
Frame Hotel - Treehouse (formerly Kimber Modern) Austin
Frame Hotel - Treehouse (formerly Kimber Modern) Hotel Austin

Frequently asked questions

What is there to do around Frame Hotel - Treehouse (formerly Kimber Modern)?

This hotel is situated in South Congress within a short 1-minute walk of South Congress Avenue and also 13 minutes on foot from Lady Bird Lake. You'll also find Sixth Street and Moody Theater within a short drive.

How much does it cost to stay at Frame Hotel - Treehouse (formerly Kimber Modern)?

As of Jul 17, 2025, prices found for a 1-night stay for 2 adults at Frame Hotel - Treehouse (formerly Kimber Modern) on Jul 20, 2025 start from $246.82, 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.

Is parking available on site at Frame Hotel - Treehouse (formerly Kimber Modern)?

Yes, there is electric car charging available.

Does Frame Hotel - Treehouse (formerly Kimber Modern) feature a casino?

No, Frame Hotel - Treehouse (formerly Kimber Modern) doesn't have a casino.

Is there an indoor pool at Frame Hotel - Treehouse (formerly Kimber Modern)?

No, there is no indoor pool at this hotel.

What amenities will couples enjoy at Frame Hotel - Treehouse (formerly Kimber Modern)?

Amenities that appeal to couples at this adults-only hotel include Champagne service, premium bedding, and bathrobes.

Are there hot tubs at Frame Hotel - Treehouse (formerly Kimber Modern)?

No, this hotel doesn't have a spa tub.

Does Frame Hotel - Treehouse (formerly Kimber Modern) have a restaurant with a breakfast menu?

No, Frame Hotel - Treehouse (formerly Kimber Modern) doesn't have a restaurant that serves breakfast.

Does Frame Hotel - Treehouse (formerly Kimber Modern) allow pets to stay free of charge?

No, pets aren't allowed at Frame Hotel - Treehouse (formerly Kimber Modern) though service animals are welcome.

Does Frame Hotel - Treehouse (formerly Kimber Modern) have connecting rooms?

No, this hotel doesn't feature connecting guestrooms.

How close is the airport from Frame Hotel - Treehouse (formerly Kimber Modern)?

The closest major airport to Frame Hotel - Treehouse (formerly Kimber Modern) is Austin-Bergstrom Intl. Airport (AUS), which is 10.1 mi away (13 minutes by car).

Can I book a room with a balcony at Frame Hotel - Treehouse (formerly Kimber Modern)?

Yes, some guestrooms at this hotel offer either a furnished patio or a balcony where guests can enjoy courtyard views.

Frame Hotel - Treehouse (formerly Kimber Modern) Reviews

Reviews

9.8

Exceptional

Rating 10 - Excellent. 186 out of 202 reviews
Rating 8 - Good. 10 out of 202 reviews
Rating 6 - Okay. 4 out of 202 reviews
Rating 4 - Poor. 1 out of 202 reviews
Rating 2 - Terrible. 1 out of 202 reviews

10/10

Cleanliness

9.8/10

Staff & service

9.6/10

Amenities

10/10

Property conditions & facilities

9.8/10

Eco-friendliness

Reviews

10/10 Excellent

kelly

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The staff here at Frame Treehouse were so accommodating. Every request was met-above and beyond. Bed was soo comfortable, water pressure- best shower ever. All amenities. Common space was perfect for business or even morning serenity.
Stayed 3 nights in Mar 2025

6/10 Okay

Hannah

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

Not so private as you would think but eco friendly

Perfect place for location. Otherwise I feel like the concept of clean lines and simple fell a little flat. Rooms are small and quite dark. The room that we got assigned had a large window except it faced the entrance of other guest doors, which compromised privacy. When you think of a tree house you think of privacy and large windows but that’s not really case here. Marketing of the hotel was impeccable but it felt lackluster when we arrived. Would not recommend for a private couples getaway weekend. Another pro to add to the con was that it was clean.
Stayed 1 night in Feb 2025

10/10 Excellent

Colleen

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 2 nights in Jan 2025

10/10 Excellent

Alexis

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

Great!

Fantastic location and beautiful hotel. The team were all super helpful and nice. They helped us check-in early, figure out the kitchen, and gave us recommendations for places to visit / eat. I was a bit worried we had a room facing the street, because there was a bar with a loud band a few doors down, but they stopped the music promptly at 11pm and we slept great! There's also a noise machine in the room.
Stayed 1 night in Dec 2024

10/10 Excellent

Petra

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

Best boutique hotel

Exceptional property, everything was perfect from location, comfort and service.
Stayed 6 nights in Dec 2024

10/10 Excellent

Steve

Stayed 4 nights in Dec 2024

10/10 Excellent

Johnny

Traveled with group
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 1 night in Dec 2024

10/10 Excellent

Todd

Stayed 1 night in Dec 2024

10/10 Excellent

Casimir

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
We took a quick weekend getaway for my husbands birthday. This place was amazing and in the heart of south Austin. We will definitely be back
Stayed 1 night in Nov 2024

8/10 Good

Katie

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
I wish we had been able to spend more time there and relax in the space! We were pretty quick in and out. The only thing that was not to our liking was the bedding - we slept extremely hot the night that we stayed there and I'm not sure if it was the duvet or the mattress itself. Everything else was lovely, thank you!
Stayed 1 night in Oct 2024

10/10 Excellent

Jodi

Traveled with family
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
I loved the peacefulness of this hotel and the location. While at the hotel you felt like you were in tranquil, out of the way place but you were actually a short distance from a great cup of coffee, ice cream, shopping and food. Loved everything about this hotel.
Stayed 3 nights in Oct 2024

10/10 Excellent

William

Stayed 2 nights in Aug 2024

10/10 Excellent

jaymie

Business traveler
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Would recommend and will be back!
Stayed 3 nights in Aug 2024

10/10 Excellent

Alfonso

Stayed 1 night in Jul 2024

10/10 Excellent

Craig

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Charming and quiet right in middle of Austin. Parking in great. Walk to everything on South Congress. There are some pretty steep stairs at entry, but they were worth it IMO. Suites are charming and deck is absolutely wonderful.
Stayed 2 nights in Jul 2024

8/10 Good

LaVerne

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
This is our second time staying here. Great location We were in room 4 which was too noisy. Hot water was very limited on our first day for a shower Took the do not disturb sign off but room wasn’t cleaned
Stayed 2 nights in Jul 2024

10/10 Excellent

Tim

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
In the middle of everything and yet so quiet! Loved the community room with all the extras. We will be back for sure.
Stayed 1 night in Jun 2024

10/10 Excellent

Billy

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We had a great time and we will be back there for sure.
Stayed 1 night in Jun 2024

10/10 Excellent

david

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Amazing as always!
Stayed 1 night in May 2024

10/10 Excellent

Lynne

Traveled with group
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Beautiful quiet oasis off South Congress with sleek modern decor. Have stayed multiple times before and always look forward to another visit! Thank you!
Stayed 1 night in May 2024

10/10 Excellent

Jessica

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Hands down one of the best hotels I have ever stayed it. Don’t think about it. JUST BOOK IT
Stayed 2 nights in May 2024

8/10 Good

leslie

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
This was a lovely space in a great location! The room was very clean. For the price I thought the rooms were small. If you are not great at technology like me, it was also actually quite confusing figuring out how to get in the location of the rooms. Overall a very lovely place but in my opinion overpriced for the experience.
Stayed 1 night in Apr 2024

6/10 Okay

Nathan

Business traveler
Liked: Cleanliness, amenities, property conditions & facilities
Right off Congress Ave and noisy. I tried to call property to see if I could switch rooms (which I would’ve paid for) and nobody answered or called me back, which was disappointing.
Stayed 2 nights in Apr 2024

10/10 Excellent

PETER

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Very clean and quiet, especially since it is so close to the active evening and night life on South Congress!
Stayed 2 nights in Apr 2024

10/10 Excellent

Luke

Business traveler
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 4 nights in Mar 2024

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