Twelve Oaks Inn

Bad smell in the room, hits ya when you walk in. It was kinda like kitty litter, maybe cats, maybe just amonia from urine, woke up with burning in the nose. The bed was very comfy so its a shame it smelled so bad or else it would otherwise be a 4 star. The 70s carpet was also soaking wet adding a musty moldy smell.

This was one of the nicest and cleanest places that I have ever stayed. Highly recommended and reasonably priced.

Comfy bed and clean room.

For the inexpensive rate the amenities were right on par.

Reasonably priced

It was good first night. But the next night I had to ask for them to make the bed. Breakfast was not good they were out of biscuits and gravy, out of soda and milk. For a cheap stay it is good but I will stay elsewhere next time.

Everything! They don't use gag u los a to clean (fabulosa) with! I miss the sweet baby, the real boss of the show though :(

Breakfast ran out we are adults and we didn't want cold Ceral, the room was clean and spacious. We even had a recliner and table and chairs to sit at

Least expensive room after a summer of travel. Nothing fancy, but the free breakfast was beyond the basics-- TV, coffee in the room. It was inexpensive and adequate. The bed had linens that were too small for the bed.

Cost and location One of the two beds was awful.

Price was right and so was the room

We had trouble with the stopper on our tub sticking closed causing the tub to fill while we were showering. Also would have enjoyed some kind of meat served with breakfast as a hot meal choice.

The breakfast was okay, the staff were pretty friendly the pool was good I didn't mind the outdated look of the hotel, but they didn't do basic cleaning, floor wasn't vacuumed their were other people's things under our bed. We stayed for 2 nights and while we were gone they came in and switched out our towels and took trash out but they couldn't be bothered to wipe down the table where kids had ate breakfast that morning. If we had cleaning stuff in the room I would of wiped it down myself but it's a hotel so I didn't think I needed to bring my cleaning supplies with me. Also because of price they rent to anyone including a few drug addicts who were loud and using volgar words to kids

How clean it was! Nothing

There were ants in our bathroom and the hair dryer kept shutting off

Very close to the main strip, located right behind Bigfoot Go-Carts. Great pool - big & up to 9ft deep, although one of the 2 ladders was a bit loose. One of the beds was broken - made lots of noise with every move.

Staff is friendly and the they have a great breakfast

The ladder to get in and out of the pool was broke. Very hard to get out. The ladder would shift and smash your toes.

Everything was great here. This is the best affordable Inn in Branson we have stayed at so far. I really appreciate all the effort to deliver this level of service in 2026. Clean room, good breakfast, friendly staff and easy plentiful parking. The swings nearby is a great addition for our little ones.

Price considered, very nice. Lacking a shower curtain lead to some wet floors that were easily remedied with towels. Beds were very comfortable and TV channels were great. Breakfast was subpar but included, so I mean c'mon. We did not use the pool but saw it being cleaned. We were not disrupted by noise and enjoyed the nearby mini golf options! Great value for price!