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“Eclectic and fun” 4 of 5 stars
Review of 1812 Overture B&B

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1812 Overture B&B
1812 Washington St., Kansas City, MO   |  
Hotel amenities
Ranked #5 of 11 Kansas City B&B and Inns
Kansas City, Missouri
Senior Reviewer
9 reviews 9 reviews
6 hotel reviews
Reviews in 6 cities Reviews in 6 cities
6 helpful votes 6 helpful votes
“Eclectic and fun”
4 of 5 stars Reviewed April 2, 2012

We have stayed twice at the 1812 Overture, both in the Guatelman room. The house is really fun and jam packed with antiques and knick knacks. Luke and Pedro are great inkeepers, warm funny and great cooks to boot. Love the outside hot tub and the fact that you can bring your dog with advance notice. Breakfast and snacks are excellent. Only drawback is the room we stayed in is on the third floor with a long haul up two flights of stairs. Would highly recommend it but try to get on the second floor if stairs are challenging for you

  • Stayed March 2012, traveled as a couple
    • 5 of 5 stars Value
    • 5 of 5 stars Location
    • 5 of 5 stars Sleep Quality
    • 4 of 5 stars Rooms
    • 5 of 5 stars Cleanliness
    • 5 of 5 stars Service
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11 people have reviewed this hotel

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Rating summary
  • Sleep Quality
    4.5 of 5 stars
  • Location
    4.5 of 5 stars
  • Rooms
    4 of 5 stars
  • Service
    4.5 of 5 stars
  • Value
    4.5 of 5 stars
  • Cleanliness
    4.5 of 5 stars
Traveler tips help you choose the right room.   Room tips (3)
Date | Rating
  • English first
  • Any
English first
boston
Senior Contributor
24 reviews 24 reviews
11 hotel reviews
Reviews in 15 cities Reviews in 15 cities
7 helpful votes 7 helpful votes
2 of 5 stars Reviewed November 8, 2010

The downstairs is lovely. The room itself was not up to B&B standards for me. I felt like I was in a guest room that needed some sprucing up and cleaning.

  • Stayed October 2010, traveled on business
    • 3 of 5 stars Value
    • 2 of 5 stars Location
    • 2 of 5 stars Sleep Quality
    • 2 of 5 stars Rooms
    • 2 of 5 stars Cleanliness
    • 3 of 5 stars Service
Was this review helpful? Yes 1
This review is the subjective opinion of a TripAdvisor member and not of TripAdvisor LLC.
Aurora, Colorado
Senior Contributor
26 reviews 26 reviews
12 hotel reviews
Reviews in 22 cities Reviews in 22 cities
45 helpful votes 45 helpful votes
5 of 5 stars Reviewed March 23, 2009

Stayed at the 1812 Overture during the recent NCAA Tournament games in Kansas City. The 1812 is conveniently located, only about a 10-15 minute walk to downtown. Parking is easy, with plentiful close spots on the street when I visited, and there is also a surface lot next door. The house itself is amazing, and has been crammed full of antiques. We stayed in the Guatemalan suite, on the top floor, which was charmingly decorated. Luke and Pedro, the innkeepers, are very friendly, and fix you eggs your way every morning. There is a jacuzzi out back and a friendly resident dog who enjoys attention. The only drawback to the Guatemalan suite is that it can be hard to regulate the temperature, there is one skylight in the back you can open to let in fresh air. And, like most bed and breakfasts, bring earplugs if noises wake you up, especially for the two upstairs apartments (the Guatemalan is one of these), as the wall between these two seems especially thin. Overall, though, I would still strongly recommend this as a great place to stay in KC.

  • Stayed March 2009, traveled as a couple
    • 4 of 5 stars Value
    • 5 of 5 stars Location
    • 4 of 5 stars Rooms
    • 5 of 5 stars Cleanliness
    • 5 of 5 stars Service
Was this review helpful? Yes 1
This review is the subjective opinion of a TripAdvisor member and not of TripAdvisor LLC.
Redwood City, CA
2 reviews
Reviews in 2 cities Reviews in 2 cities
7 helpful votes 7 helpful votes
4 of 5 stars Reviewed October 19, 2008

The 1812 Overture is a three-story Victorian brick house situated on a hill overlooking downtown. The views of downtown from the front porch are magnificent at night. The minute I walked up the stairs and entered the vestibule, I was enthralled. The house is an eclectic mix of Victoriana, cowboy sculpture, and Japanese porcelain. Built in the 1880s, the house has the original hand-painted flower wallpaper along with Japanese-themed wall covering sporting mountains, cliffs and oceans. Luke and Pedro, the innkeepers, have done an incredible job of combining the whimsical with the original and the two downstair parlors, separated by carved wooden pocket doors, are stuffed full of collectibles.

Rooms are available either with shared bath or with baths in the room. My room was on the top floor and was plain and functional, with furniture that seemed like it might have been bought at a second-hand store. The bathroom was across the hall and was large. There were some toiletries, although nothing fancy. There are other rooms that were more attractively furnished and if I was returning, I would opt for one of those. There was a simple continental breakfast served each morning in the dining room: fruit, cold and hot cereal, bagels and coffee.

Luke and Pedro, the two innkeepers, are warm, friendly and welcoming which added to the pleasure of my trip. I only wish that I had more time to hang out in the parlor, relaxing and listening to the Sara McLaughlin music playing in the background. For anyone traveling to Kansas City who needs to be close to downtown, I would recommend staying here if you are are willing to forego some of the luxury one expects during business travel. The 1812 is an experience you will not forget and will leave you with fond memories of your stay in Kansas City.

  • Stayed October 2008, traveled on business
    • 5 of 5 stars Value
    • 5 of 5 stars Location
    • 5 of 5 stars Check in / front desk
    • 3 of 5 stars Rooms
    • 4 of 5 stars Cleanliness
    • 5 of 5 stars Service
Was this review helpful? Yes 3
This review is the subjective opinion of a TripAdvisor member and not of TripAdvisor LLC.
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Additional Information about 1812 Overture B&B

Address: 1812 Washington St., Kansas City, MO
Location: United States > Missouri > Kansas City
Hotel Style:
Ranked #5 of 11 B&Bs / Inns in Kansas City

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