1812 Overture Bed and Breakfast

1812 Washington St , Kansas City, MO 64108 USA (Show map)
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Most historic bed and breakfast Post Civil War America, circa 1884 located in the heart of downtown Kansas City Missouri and cross roads arts district. The B&B is Within walking distance of the following attractions: Kaufman Center of Performing Arts, Bartle Hall Convention Center, Sprint Center arena and Power and Light District, Kansas City Art District featuring First Friday Arts Run, The National World War One Museum, short distance to the new kc street car featuring daily free runs from union station to the farmers market until 2 a. m. local Gourmet Restaurants, and Many more attractions. By the way, a short distance from the famous 18th and vine jazz district. Although the Overture rents multiple rooms, the facility is not large enough for wedding or special events.




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  • Guest room4.6
  • Service4.8
  • Value4.5
  • Cleanliness4.7
  • Onsite Dining4.5

Cozy stay

5 on May 11, 2018

From the moment we arrived, we love the home, the style, and the decor. The innkeepers were frendly and professional. We got lots of good recommendations concerning things to do around town. The room ( carriage house) was amazing, cozy and romantic for the two of us. THe room is steps from the relaxing hot tub out side in the garden. Overall, the house is beatiful and well kept. We are planning our next visit and like to recommend it to anybody who wants something special.

eclectic taste not my taste

2.4 on May 10, 2018

This 1880s home has style, but I was not a fan of the eclectic style of the owners. They have a lot of junk they need to clean out to let the beauty of the home shine through. Too much stuff around. The garden room had a varied assortment of stuff in it that just made it cluttered. There is a tv in the room, but you can only see it from chairs, not from the bed. Not practical at all; very disappointed in that. The outdoor hot tub was nice to use and I appreciated that we could reserve it for an hour privately, but it too was very junky with too much stuff. Clean it up and it will look so much better. We enjoyed walking down to Jack Stack BBQ and Union Station for First Fridays. That was a lot of fun. Only about 1/2 mile away. For the price, I would not stay here again.

Lovely stay!

3.8 on April 13, 2018

I was in Kansas City from Boston to visit my son, who lives there. What a lovely experience I had staying at the 1812 Overture B&B! Its location allows easy access to all parts of the city, as well as the major highways for travel to other areas outside of KC. The owners/hosts are friendly and knowledgeable and extremely helpful on all fronts!

Great Place to Stay

4.8 on March 31, 2018

LOVED IT. Luke and Pedro were amazing. Felt like I was staying in my own family's home. Luke's "history lesson" was perfect. Room and bathroom were very clean and comfortable as was the rest of the house. Breakfast was very good. Would like another hot option besides eggs and sausage, maybe pancakes or waffles. I travel to Kansas City twice a year, I will definitely stay here again.

Felt just like home!

5 on March 29, 2018

Thoroughly enjoyed my stay in this beautifully restored 1884 Victorian home which really captures the feeling of that era. I was so comfortable in the cozy Guatemalan Getaway room. Great value and convenient to downtown and Crossroads Arts District. Luke and Pedro are the most charming hosts who want to make sure their guests are happy. Tasty breakfast of your choice, including just yummy peach jalapeno jam made with peaches from a tree out in the yard!

Great place to get away!

4.8 on January 26, 2018

I wanted to take my wife on a quick getaway to KC and found the 1812 online..I was glad I did! The location was perfect, the house and room unique and very relaxing and the breakfast company and meal...amazing! We will most assuredly recommend this place to others and make a return trip back ourselves!

KC trip

4.8 on December 07, 2017

Very well run, beautiful Victorian. Superb breakfast. Of particular note, KC has a LOT going on on "first Fridays " and "first weekends " (first one in the month). Recommended

Sucj a great downtown option!!

5 on October 20, 2017

I've been traveling to KC for 6 years and just now discovered the 1812 - serves me right for not exploring. Pedro and Like are awesome, super accommodating and welcoming. You can easily walk to crossroads and the streetcar. I'll be back!

Friendly service.

4.8 on October 17, 2017

Fantastic, hospitable, and walking distance to convention center.

Awesome stay

5 on October 04, 2017

Loved our stay at this beautiful home. Staff was so friendly and knowledgeable and wonderful breakfast served.

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Rooms & Rates

Grand Master Victorian

Large romantic Victoria suite, private bath with glass corner shower, cozy sitting aria with sofa, reclining chair, 32 inch flat screen television, mini fridge, complementary water, WiFi, fantastic views: National World War 1 Monument and Museum, Missouri Federal Bank and Money Museum, Freight House and Crown Center District.

  • Maximum Capacity: 4
  • Bathroom Private Bath
  • Beds 1 Queen

Guatemalan Getaway

This suite is inspired by the travels to the ancient Mayan city of tikal, located in the mountains of Guatemala. Spacious, romantic, 32 inch flat screen television with siting aria, mini kitchen- mini fridge and microwave, coffee maker, WiFi, breakfast served in b & b dinning room. Room features one full size standard bed with an additional pull out single sleeper if require.

  • Maximum Capacity: 3
  • Bathroom Private Bath
  • Beds 1 Double

Blue room getaway

Romantic room with ski lights, mini fridge, complementary water, microwave, coffee maker, desk, 32 inch flat screen television, WiFi, and breakfast served in b&b dinning room. Spacious private bathroom just a step away.

  • Maximum Capacity: 2
  • Bathroom Private Bath
  • Beds 1 Queen

Deco Room

Cozy, private martini deck with a fantastic view of kcmo arts district, mini fridge, complimentary water with working desk, 32 inch flat screen television, WiFi, and breakfast in b&b dinning room. Private bath just a step away.

  • Maximum Capacity: 2
  • Bathroom Private Bath
  • Beds 1 Queen

Carriage House

spacious suite, mini fridge, complementary water, coffee maker, siting aria, flat screen television, WiFi, steps away from patio and hot tub gazebo, breakfast in b&b dinning room.

  • Maximum Capacity: 2
  • Bathroom Private Bath
  • Beds 1 Queen

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Location Type



Kansas City, MO (MCI) 12 miles

Area Attractions

Amusement Park, Antique Shopping, Aquarium, Art Galleries, Casino, Concert venue, Gourmet/Fine Dining, Historical interests, Live Music, Movie Theater, Museum, National/State parks, Night life, Bike trail, Fine Dining, Crown Center Plaza, Performing Theater, Picnic area, Religious Services, River, Zoo

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Inn Details

Establishment type

Other, Historic Inn

On-site amenities

Board games, Copier, Fax Machine, Fireplace, Hot tub/whirlpool tub, Private entrance, Telephone, Wired internet , Outdoor gazebo and hot tub, Rose gardens and benches, Large patio with tables and chairs, Full Breakfast, In the heart of the Crossroad Art District, lLarge patio with tables and chairs

Room amenities

Air conditioning, Alarm clock, Amenities Basket, Bath robes, Ceiling fans, Coffee/Tea facilities, Desk, Fridge, Hairdryer, Ironing Board, Microwave, Satellite/Cable TV, TV, Wi-Fi

On-site activities

Bicycle riding trails, Bird watching, Golfing, City Market, Union Station, Science City, Convention Center, Bartle Hall, Walk to restaurants and clubs, World War One Monument, Sprint Sports and Concert Center , five blocks, Shopping, Sight-seeing, Swimming

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  • Check In:: 3:00 pm
  • Check Out:: 11:30 am
  • Open All Year Round: Yes
  • Smoking Allowed: Outside only
  • Drinking Allowed: Outside only
  • Alcohol Provided No
  • Suitable For Children: Limited
  • Childcare Provided: No
  • Guest Pets Allowed: Prior approval required
  • Disabled Access Limited

Terms and Conditions

  • Accepted payments VISA, Mastercard, Cash
  • Deposit Amount Required: We require a phone call to our office 15 minutes prior to arrival under 816-645-2405. Arrivals after 6 p.m. must make special arrangements. ALL RESERVATIONS ARE PRE-PAID AT BOOKING due to limited availability
  • Cancellations: No refund for cancellations cancelled 10 days or less prior to check in. To ensure our guest safety and comfort, disorderly conduct will not be tolerated and will result in a request to vacate the property.
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Lawrence Hackbart & Pedro Espino

Languages spoken

English, Spanish

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Gourmet Breakfast made to order

  • Time Served: 7AM to 9AM
  • Serving Location: Vegan and vegetarian upon advanced request, Breakfast/dining area

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