Is parking available at the property?

Yes, free self-parking is available on-site. However, parking is limited.

What type of breakfast is offered and what are the serving hours?

A complimentary continental breakfast is served daily from 7:00 AM to 10:00 AM.

What are the standard check-in and check-out times?

Check-in is from 2:00 PM until 11:00 PM, and check-out is at 11:00 AM. Early or late check-in/check-out may be available upon request and should be arranged in advance.

What accessibility features are available for guests with disabilities?

The property features step-free entrances and wheelchair-accessible facilities in public areas. Specific details about room accessibility are not provided.

Where is the property located in relation to key landmarks?

The property is located in Branson (Green Mountain), just a 5-minute walk from Highway 76 Strip and 2 minutes by car from Titanic Museum. It is approximately 4.2 miles from Table Rock Lake and 6.1 miles from Branson Landing.

Does the property have a swimming pool?

Yes, there is a seasonal outdoor pool available from May to October, with access from 8:00 AM to 10:00 PM.

What are the policies for guests staying with children?

Children are welcome at the property. There is no specified minimum age for children to stay for free.

What are the policies regarding extra beds and cribs?

The property offers cribs for infants at a fee of USD 5 per day and rollaway beds at a fee of USD 7 per day. Advance request is required for these items.

Twelve Oaks Inn - Comfortable Stay in Branson

Average nightly price at Twelve Oaks Inn by month, last 12 months (USD)
Month	Average price
January	US$68
March	US$59
April	US$56
May	US$58
June	US$62
July	US$56
August	US$42
September	US$41
October	US$54
November	US$52
December	US$54

What guests think

At Twelve Oaks Inn, travelers highlight clean, comfortable rooms, friendly staff, and a quiet, off‑strip location near Branson attractions, making this older, budget‑friendly motel a practical base for short stays focused on value.

Rooms are basic and sometimes small, with bed comfort ranging from very soft to quite firm, and occasional noise from thin walls. The hot breakfast is generally appreciated for staples like eggs and biscuits with gravy, though many reviews note limited selection and often no meat; parking by the rooms is easy, and the outdoor pool receives mostly positive comments with occasional upkeep or seasonal issues. Downsides mentioned include dated decor, slow drains, low shower heads, tricky key locks or door hardware, inconsistent hot water, stained carpets, and, in several reviews, roaches. Expect a simple, budget stay with strong value and a convenient base for Branson.

Facilities

Cleanliness

Rooms

Service

Location

Dining

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AI-generated summary based on recent guest reviews

Facilities

Outdoor pool is generally clean and enjoyable, though a few reviews mention closures or debris, and the ice machine was occasionally unavailable. Parking is straightforward with spaces by the rooms, and the property uses physical keys.

Related guest reviews

10

Dolan

17 Sept 2023

·

Stayed 2 nights

Great place for families. Wish it would have been shared that the pool was closed before we came

8

Kari

11 Sept 2025

·

Stayed 2 nights

Room was okay, felt pretty safe. Pool was DIRTY. Breakfast was pretty good, but no meat at all. Probably won't stay here again.

10

Shawna

3 Aug 2025

·

Stayed 3 nights

We were pleasently surprised with the breakfast. It was better than the continental breakfast claimed. There were also eggs. oatmeal, biscuits and gravy, yogurt, apples, & fruit juices, besides pastries, bagels, cream cheese, four kinds of cold cereals, etc. The room was very clean and inviting, with a real bedspread. All of the walls were in excellent condition. The pool was a good size.

6

Kimberly

27 May 2024

·

Stayed 2 nights

There is no microwave in the room. That's not a deal breaker, but nice to have. The ice machine is broke down and you have to go to the lobby to ask for some. They're keeping it in an ice chest. If I want ice, I like to just go to the machine whenever I want it and not feel like I'm taking the last of it. They also don't have a snack machine, but they said they have snacks in the lobby. You just have to ask what they have. I took my son down to the pool, but it had leaves in it. I would have scooped them out myself, but they didn't have anything out there to use. Breakfast wasn't bad. Biscuits, gravy, scrambled eggs, cereal, muffins, bagels, toast, and some pastries.

6

David

4 Nov 2024

·

Stayed 3 nights

No hot water, only lukewarm, was a plumber working on it one day, next day no hot water again. Ice machine was outside in breezeway and not working, possibly drained and turned off for the winter.

10

Joanne

3 Sept 2025

·

Stayed 1 night

Nice clean room. Free parking & breakfast included. 20 minute walk to the titanic experience.

10

Kelsey

2 Sept 2025

·

Stayed 1 night

The staff was SO nice and the room was clean and nice!!! The pool was also very nice and we had an amazing time. Breakfast was good too! We will absolutely stay here again and would recommend it!

10

Donna

18 May 2025

·

Stayed 2 nights

Safe, convenient, easy and ample parking. It is a beautiful, clean area.

8

Aaron

15 Apr 2023

·

Stayed 1 night

The gentleman at the counter was friendly. The property was well lite. No second floor-a plus. Parking is outside your door. Door locks are old fashioned with actual key-which I don't mind. The inside of my room was clean. Looks like the interior of the room was recently refurbished. It was done beautifully. While there's no formal EV hookup, the 120v plugs were closely available for my vehicle. My last night staying in Branson and Twelve Oak was worth the value.

10

Cynthia

14 Aug 2025

·

Stayed 1 night

The rooms were clean, the pool was clean, the beds were comfortable, the people working the desk and breakfast were friendly, and the breakfast had a good assortment & was good. I will stay here again!

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Cleanliness

Many guests found rooms and common areas very clean, but feedback is mixed overall. Several reviews cite issues such as stained carpets, bathroom mold or odors, and in a few cases, roaches.

Related guest reviews

4

Rhonda

7 Aug 2025

·

Stayed 2 nights

My room had some mold in the bathroom and had a bad odor but my friends room was ok

6

Lauren

20 Mar 2023

·

Stayed 2 nights

The first room we got put in had dead roaches behind the bed and behind the tv stand. The drawers had roach feces in them. The previous hotel guest had left hair supplies in the hotel that were still there went we got there. The smell of pesticides was overwhelming. The toilet had feces stains in it. Behind the bed there was a lot of hair accumulation from previous guests that hadn’t been cleaned. We got moved to another room and it wasn’t as bad. The tub was stained, the ceiling above the tub had cracks, the sheets had stains, all of the towels had stains, and there was an accumulation of other peoples hair under the mattress.

8

Julie

29 Aug 2025

·

Stayed 3 nights

We liked the fact that it was quiet, clean and felt safe. We first stayed here on our one-year wedding anniversary in August 1990. We booked our stay here for our 36-year anniversary in August 2025. Much of the hotel was the same and that was our hope.... reminiscing. In spite of the fact that it is an older hotel, it was very clean. The staff was very friendly and helpful. It's far enough off the main strip that it is quiet but still close to everything. We will stay here again the next time we come to Branson.

10

Karli

19 Jun 2025

·

Stayed 2 nights

Really clean property. Well maintained

6

Sterling

3 Oct 2024

·

Stayed 1 night

I’ve stayed here before & was pleased. This time there was a big sticky spot on the nightstand, mold about 3 inches across the bottom of the shower curtain & a wad of hair on the bathroom floor. I understand things can get overlooked occasionally but the mold was super visible. The bed was clean & comfy. The price was great. The decor a little hodgepodge. It would be wonderful to at least replace the old carpet w vinyl flooring or fresh smelling new carpet. It smelled a mildly like old dirty shoes.

8

Cherie

22 Dec 2025

·

Stayed 2 nights

The beds were comfortable and the room was clean. The front staff was very friendly.

10

Sunnee

8 Dec 2025

·

Stayed 2 nights

Rooms are clean & fresh, staff is professional & accommodating and the breakfast area is well-maintained with a decent variety of options.

2

Steve

25 Nov 2024

·

Stayed 2 nights

Roaches

10

Kelly

18 Jul 2025

·

Stayed 2 nights

Clean rooms. Nice staff.

2

Cindy

8 Dec 2023

·

Stayed 1 night

The property appeared to be clean, but there was roaches dead and crawling...I immediately left YUCK Was not happy that travelocity would not refund my money 😡

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Rooms

Rooms are basic and dated; some are small with varying bed comfort. Guests noted low shower heads, intermittent hot water, some noise between rooms, and that some rooms lack a microwave.

Related guest reviews

8

ricky

15 Jun 2025

·

Stayed 1 night

Room was small but comfortable. Linens and bath towels in good condition. Somewhat dated, but clean. Air conditioner was quiet. Short toilet...and I'm tall so i wasn’t pleased. For the price, I would stay again.

10

Donna

20 Dec 2024

·

Stayed 2 nights

Very dated but clean, the main negative was the bed was so hard and th breakfast had no meat item. However for the price you have to be good with the minor negatives!

8

david

15 Jul 2023

·

Stayed 1 night

No complaints. Clean, good size room. Only one thing of note was that the shower head was only about 5 feet high.

6

David

4 Nov 2024

·

Stayed 3 nights

No hot water, only lukewarm, was a plumber working on it one day, next day no hot water again. Ice machine was outside in breezeway and not working, possibly drained and turned off for the winter.

10

Sheri

29 Dec 2024

·

Stayed 1 night

I was greeted by a friendly lady at check in. Had no problems with my reservations. The room was clean and warm. The water was nice and hot for showering. The only complaint is the bed is hard. Didn’t get a good night sleep because of it. The breakfast was limited but was kept hot and fresh. It included powdered scrambled eggs and biscuits and gravy. There was no meat. Then you had different breads, yogurt, apples, oatmeal packs, and cereal. To drink was coffee, water, orange juice, and apple juice. Overall it was a descent place to stay, except for the hard bed.

10

Fred

16 Dec 2024

·

Stayed 1 night

Clean rooms. Good Wifi. Hot breakfast. Wonderful value for the price.

8

Marie

15 Jun 2025

·

Stayed 3 nights

This was an older motel still uses keys. It was clean the beds were soft but comfortable. It needed some attention to the toilet the seat was very loose. My main complaint was there was no microwave in the room. Staff was pleasent and came to our rescue when we were out of toilet paper!!

10

Kyle

6 Jul 2023

·

Stayed 5 nights

This place had the most comfortable beds we have ever slept on besides our own beds! Enjoyed the accessibility of it! And the price was amazing for everything they had to offer!!

6

Misty

8 Oct 2023

·

Stayed 2 nights

Pros: it’s cheaper than most places I looked at, it’s right in the middle of town and lots of things to do nearby, no complaints about the cleanliness (though the carpet should probably be replaced, as there was a stain), easy check in and out, air conditioning works, water pressure and heat Cons: paper-thin walls, noisy, we didn’t see any security cameras pointing towards to parking lots, it had a musty smell like a storage space, the faucet for the sink was so sticky my husband had to use his full weight to get it to turn on, there’s no iron, the tv randomly mutes itself (just push mute and volume and it comes back on), there are only 4 accessible plugs and none are anywhere near the bed, the bottom of the dresser had exposed particle board where the vacuums have been scraping against it. So you at least know it’s clean. I feel like they’re doing the best with what they have, but the faucet, carpet, and dresser need to be replaced. It was a nice stay for 2 nights but I probably wouldn’t book it for a full week unless I’d want to be closer to town.

8

Crystal

27 Jul 2025

·

Stayed 3 nights

Front desk clerk was very helpful upon check in. Room was clean, but on the smaller size. Breakfast was standard fare.

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Service

Staff are widely praised as friendly, accommodating, and efficient, with quick check in. A few guests reported unhelpful or rude interactions.

Related guest reviews

4

Debarah

5 May 2023

·

Stayed 2 nights

The lady was rude and not friendly at all

10

Angela

29 Sept 2025

·

Stayed 2 nights

Clean rooms, staff friendly and accommodating. Will stay here again

4

Robyn

19 Jun 2023

·

Stayed 3 nights

Honestly the people running it were not friendly but what ruined it and I had to leave after finding 2 roaches . I had to find another hotel in the middle of my vacation. The lady working did not act concerned and stated “how would she know there is roaches”? I said it’s your property not mine. She said “you can cancel, you don’t have to stay”! That’s exactly what I did! Horrible!

10

dean

17 Oct 2025

·

Stayed 2 nights

The room was very comfortable and clean. The breakfast was very good. The person at the front desk was very friendly. Will definitely stay again.

10

Cheryl

2 Jul 2025

·

Stayed 2 nights

The staff was very helpful. The room was clean and comfortable.

10

Donna

11 Dec 2024

·

Stayed 1 night

Truly gracious manager and employees. They are polite, friendly, and ready to help. Property clean and neat as are the facilities and rooms.

10

Freda

24 May 2025

·

Stayed 2 nights

We enjoyed our stay at Twelve Oaks. The staff was friendly and helpful.

10

Joe

23 Dec 2024

·

Stayed 2 nights

This was our first time at 12 Oaks and we loved it. The staff was great and very friendly. We'll be back for the 2025 season of us going to Branson.

10

Angela

28 Apr 2025

·

Stayed 2 nights

They are always friendly and always willing to accommodate us with ground floor side by side rooms so my elderly mother does not have to climb the stairs

10

Sunnee

8 Dec 2025

·

Stayed 2 nights

Rooms are clean & fresh, staff is professional & accommodating and the breakfast area is well-maintained with a decent variety of options.

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Location

Convenient off the main strip yet close to attractions and dining; many found it quiet and easy to access without heavy traffic. Some attractions were walkable for certain guests.

Related guest reviews

8

Julie

29 Aug 2025

·

Stayed 3 nights

We liked the fact that it was quiet, clean and felt safe. We first stayed here on our one-year wedding anniversary in August 1990. We booked our stay here for our 36-year anniversary in August 2025. Much of the hotel was the same and that was our hope.... reminiscing. In spite of the fact that it is an older hotel, it was very clean. The staff was very friendly and helpful. It's far enough off the main strip that it is quiet but still close to everything. We will stay here again the next time we come to Branson.

10

Debra

3 Nov 2023

·

Stayed 2 nights

Clean, quiet room even though there were a lot of guests at the hotel. With the hotel location being on a side street from Hwy 76, we able to go places on the side street and avoid traffic. My only complaint is that the outside door frames needed a coat of paint but I would definitely stay at Twelve Oaks again.

10

Joanne

3 Sept 2025

·

Stayed 1 night

Nice clean room. Free parking & breakfast included. 20 minute walk to the titanic experience.

10

Barry

21 Aug 2023

·

Stayed 3 nights

Good value hotel near strip.

10

Kathy

24 Dec 2024

·

Stayed 2 nights

Quality exceeded expectations. It was clean with comfortable bed, several soft towels, soap, shampoo, conditioner, hairdryer, refrigerator, tv and a hot breakfast in good size breakfast room until 10am. Overall a great 2-night stay located a bit off 76 so traffic noise is not an issue. Swimming pool access in summer. Very affordable rates.

10

Kelly

26 Jun 2025

·

Stayed 3 nights

Very clean. Friendly staff. Nice parking. Close enough to the strip, without all the chaos.

8

CAESAR

9 Aug 2025

·

Stayed 2 nights

A little old, but very clean, comfortable beds, excellent staff, good breakfast, easy parking, close to attractions.

10

Megan

18 Apr 2024

·

Stayed 1 night

We love this spot. It’s not a five star hotel. But I don’t need that. It’s safe, clean, has breakfast. The beds are SO comfortable. It’s a great location if you want to go to Silver Dollar City. You avoid the strip and just hop on over.

10

John

30 Aug 2025

·

Stayed 1 night

Quiet, clean, comfortable, great value. Easy walking to arcade and custard.

8

Steven

4 Sept 2023

·

Stayed 1 night

Good hot breakfast, great location

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Dining

Hot breakfast with staples like eggs and biscuits and gravy is commonly appreciated. A recurring critique is the lack of meat options and occasional limited selection.

Related guest reviews

10

Susan

8 Dec 2024

·

Stayed 3 nights

Most of the reviews said breakfast would be more complete if at least one meat available. Have to agree. lol. Would stay again though! Very nice for price 🙂

10

Lacy

29 Nov 2025

·

Stayed 1 night

This room was very affordable and better then expected. The bed was comfortable. The area was quiet. They give you a real key for your room. I liked this place. The breakfast was hot. This is definitely a hidden gem in Branson.

8

Kari

11 Sept 2025

·

Stayed 2 nights

Room was okay, felt pretty safe. Pool was DIRTY. Breakfast was pretty good, but no meat at all. Probably won't stay here again.

10

Charles

19 Dec 2024

·

Stayed 1 night

For a complementary breakfast, we enjoyed biscuits and gravy, eggs, cereal, fresh fruit, juice, coffee, and more.

10

Shawna

3 Aug 2025

·

Stayed 3 nights

We were pleasently surprised with the breakfast. It was better than the continental breakfast claimed. There were also eggs. oatmeal, biscuits and gravy, yogurt, apples, & fruit juices, besides pastries, bagels, cream cheese, four kinds of cold cereals, etc. The room was very clean and inviting, with a real bedspread. All of the walls were in excellent condition. The pool was a good size.

6

Kimberly

15 Dec 2024

·

Stayed 1 night

There was a metal brace between the box spring and the box frame that was not secured. It was sticking out a few inches but we could not see it due to the bed skirt. My husband walked into it and got a bad cut on his leg. Breakfast was ok. I wish they offered sausage or bacon to go with the eggs.

10

Fred

16 Dec 2024

·

Stayed 1 night

Clean rooms. Good Wifi. Hot breakfast. Wonderful value for the price.

8

Becky

11 Dec 2025

·

Stayed 1 night

This is an older motel and nothing extra, but the rooms were clean and the breakfast was good. The price was good for an overnight.

8

Jamie

2 Sept 2024

·

Stayed 1 night

Everything was right for the money but and this is a big one the breakfasts absolutely sucked the breakfast lady Dawn was amazing but what they have her cook is awful

10

Sunnee

8 Dec 2025

·

Stayed 2 nights

Rooms are clean & fresh, staff is professional & accommodating and the breakfast area is well-maintained with a decent variety of options.

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AI-generated summary based on recent guest reviews

Su	Mo	Tu	We	Th	Fr	Sa
1	2	3	4	5	6 $51	7 $55
8 $46	9 $45	10 $45	11 $45	12 $44	13 $49	14 $50
15 $45	16 $46	17 $45	18 $45	19 $45	20 $50	21 $50
22 $45	23 $45	24 $45	25 $45	26 $45	27 $49	28 $49
29 $45	30 $45

Su	Mo	Tu	We	Th	Fr	Sa
		1 $41	2 $41	3 $41	4 $41	5 $41
6 $41	7 $41	8 $41	9 $41	10 $41	11 $41	12 $41
13 $41	14 $41	15 $41	16 $41	17 $41	18 $41	19 $44
20 $41	21 $41	22 $41	23 $44	24 $41	25 $44	26 $41
27 $42	28 $44	29 $42	30	31

Twelve Oaks Inn

Prices for Twelve Oaks Inn

Monthly average prices

About this property

Location

Room options

Classic Double Room, 2 Queen Beds

Classic Single Room, 1 King Bed

Guest reviews of Twelve Oaks Inn

Who stays here?

What guests think

Property policies

Check-in instructions

Good to know

Optional extras

FAQs about Twelve Oaks Inn

Prices for upcoming dates