1812 Overture B&B

Property class: 3.5

Choose dates to view prices

Located close to Kauffman Center for the Performing Arts and Liberty Memorial, 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 reception, guests can connect to free in-room WiFi.

Reviews

9.6 out of 10
Exceptional

Popular amenities

  • Pet-friendly
  • Parking included
  • Free Wi-Fi
  • Air-conditioning
  • Business services
The current price is NZ$438
includes taxes & fees
19 Sept - 20 Sept

Room options

View all photos for Comfort Room, Private Bathroom

A bedroom with a bed, a desk, a chair, a dresser, a mirror, a ceiling fan, and a window with curtains.

Comfort Room, Private Bathroom

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

View all photos for Room, Private Bathroom

A bedroom with a bed, a painting, a mirror, and a staircase leading to an upper floor.

Room, Private Bathroom

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

View all photos for Room, Private Bathroom (Blue room getaway)

A bedroom with a bed, a wooden headboard, a nightstand with two lamps, and a framed picture on the wall.

Room, Private Bathroom (Blue room getaway)

8.8 out of 10
Excellent
(3 reviews)
  • Sleeps 2
  • 1 Queen Bed

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

A bedroom with a bed, dresser, television, and a ceiling fan.

Room, Private Bathroom (Deco Room)

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

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

A hotel room with a bed, a desk, a chair, a clock, and a window with curtains.

Suite, Private Bathroom (Carriage House)

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

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About the area

Located in Westside North, a neighbourhood in Kansas City, 1812 Overture B&B is near the airport and near a metro station. Kauffman Center for the Performing Arts and Liberty Memorial are cultural highlights of the area. Looking to enjoy an event or a match? See what's going on at T-Mobile Center or GEHA Field at Arrowhead Stadium. Take some time off to enjoy the winery tours in the area, or get some fresh air with adventures like rock climbing nearby. Visit our Kansas City travel guide
View more B&B in Kansas City
Map
1812 Washington St, Kansas City, MO, 64108

What's nearby

  • A modern architectural structure with a glass ceiling, blue stairs, and a white exterior.
    Kauffman Center for the Performing Arts
    6 min walk - 0.6 km
  • A city skyline with modern buildings, a bridge, and a highway.
    Kansas City Convention Center
    8 min walk - 0.7 km
  • Union Station with a Planetarium sign, surrounded by modern buildings and a green field.
    Science City at Union Station
    10 min walk - 0.9 km
  • The exterior of the LEGOLAND Discovery Center and the SeaLife Aquarium.
    Crown Center
    14 min walk - 1.3 km
  • A modern, curved glass building with a reflective surface, surrounded by a concrete barrier and a few trees.
    T-Mobile Center
    16 min walk - 1.4 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

  • El Pueblito
    10 min walk
  • Town Topic Hamburgers
    4 min walk
  • Up-Down
    7 min walk
  • Martin City Tavern & Terrace
    9 min walk
  • Mildred's
    5 min walk

About this property

1812 Overture B&B

  • Bed & breakfast near Kauffman Center for the Performing Arts
  • Located close to Liberty Memorial 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 reception, 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 property
    • Coffee/tea in reception
    • Guest reviews speak highly of the helpful staff
  • Room features
  • All guest rooms at 1812 Overture B&B offer comforts, such as air conditioning and separate sitting areas, in addition to amenities, such as free WiFi and bathrobes.
  • Other amenities include:
    • Egyptian cotton sheets and down duvets
    • Free toiletries and hairdryers
    • 32-inch flat-screen TVs with satellite channels
    • Separate sitting areas, fridges and microwaves

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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
  • 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 are 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.

Cots (infant beds) are not available

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

We should mention

This property does not have any lifts

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

As of 18 Sept 2026, prices found for a 1-night stay for 2 adults at 1812 Overture B&B on 19 Sept 2026 start from NZ$438, including 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.

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?

Checkout is at 11:30 AM.

Where is 1812 Overture B&B located?

Located in Westside North, this bed & breakfast is within 1 mi (2 km) of Kauffman Center for the Performing Arts, T-Mobile Center and Liberty Memorial. Hallmark Visitors Center and Nelson-Atkins Museum of Art are also within 6 mi (10 km). Crossroads Tram Stop is 8 minutes by foot and Kauffman Center Tram Stop is 12 minutes.

Can I cancel my reservation for free and receive a full refund?

Yes, this property offers free cancellation on selected room rates because flexibility matters! Please refer to the property cancellation policy on our site for more details about any exclusions or requirements.

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Reviews

1812 Overture B&B Reviews

9.6

Exceptional

9.6

Cleanliness

8.8

Location

9.8

Staff & service

9.4

Property conditions & facilities
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

Reviews

Verified review

10/10 Excellent

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 review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The home itself was extemely unique and fun. The staff were amazing, always there if we needed anything. Breakfast was delicious and the extra touches like home made salsa, jam or fresh coffee beans from Guatemala elevated the food that much more. We would stay here again in a heartbeat.
Stayed 2 nights in May 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Very cute bed-and-breakfast with an amazing staff and an even more amazing breakfast. We will definitely stay here again. Less than a 10 minute walk to the trolley.
Stayed 1 night in Apr 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We just completed a 1-night stay at the 1812 Overture B&B. As others have mentioned, it's quite the unique property. The decorations are art work were fascinating. The owners and staff were incredibly helpful and friendly. Definitely work checking out.
Stayed 1 night in May 2026
Verified review

10/10 Excellent

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 review

10/10 Excellent

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 review

10/10 Excellent

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 review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
A lovely true Bed and Breakfast. This isn't a sterile hotel. It's quirky, charming and cozy. It's like sleeping in a museum. Staff was communicative leading up to check-in and were waiting to greet me upon my arrival. Stayed on the very top floor -- gorgeous city views and so quiet, even though it's an old house. It was a hot couple days, but I was able to keep the loft area cool enough to be comfy. Breakfast is filling and cooked to order. Met some fun people around the table every morning, too!
Stayed 2 nights in May 2026
Verified review

10/10 Excellent

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

10/10 Excellent

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 review

10/10 Excellent

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

8/10 Good

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

10/10 Excellent

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 review

10/10 Excellent

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 review

10/10 Excellent

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 review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The hosts were great. We arrived in the city early and they allowed us to keep our luggage there during the day until check-in. The host had brought our bags up to the room. When we checked in, we were given a very welcoming tour of the house and orientation. The house is very centrally located close to shopping, Union Station, restaurants, and the streetcar. Yes, the breakfast is delicious. My partner and I arrived by train and took public transportation. Google Maps showed a short walk (0.3 mile) to the B&B. What I did not know was that it was mainly uphill. Parts are fairly steep. If I had known, I might have taken an Uber from the train depot rather than wheeling my luggage uphill.
Stayed 2 nights in May 2026
Verified review

10/10 Excellent

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 review

10/10 Excellent

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 review

8/10 Good

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 review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Was a really cool place to stay that felt safe and like being at home while away! They made us breakfast each morning which was amazing and they provide a comfortable and unique staying situation!
Stayed 2 nights in Jun 2024
Verified review

10/10 Excellent

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 review

10/10 Excellent

Liked: Cleanliness, staff & service, property conditions & facilities
Friendly, Clean, and Professional. Love the historic preservation of the property!
Stayed 1 night in Jul 2025
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, property conditions & facilities
Absolutely wonderful time and a caring and attentive staff. Highly recommend.
Stayed 1 night in May 2025
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
It was far enough away from downtown for it to be quiet, but close enough to be able to walk to everything. The history and artifacts of the place made my stay interesting and the gardens made it restful. Wonderful place to stay.
Stayed 2 nights in May 2024
Verified review

10/10 Excellent

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