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Opening 2027  |  Round Top, Texas

The Annie Inn

Watercolor front elevation rendering of The Annie Inn, a two-story white shiplap home with dark metal roof, two-story covered porches, brick chimney, wood entry door, and native Texas landscaping at 435 North Washington in Round Top, Texas

The only private estate in downtown Round Top you can walk to everything from. Seven bedrooms across four buildings. A pool you come home to. And a back gate to Henkel Square.

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Seven Bedrooms Four Buildings Walk to Everything

Overview

Not a hotel. A house.

A private estate at 435 North Washington in downtown Round Top. Seven bedrooms across four buildings, opening 2027. Additional cottages are planned for a future phase.

Watercolor rendering of the back of The Annie Inn showing the main house, carriage house with garage, and surrounding live oak trees in Round Top, Texas

Accommodations

Main House, Studio Suite, Carriage House Suite, Pool House Suite

Buyout

Full-property reservations available

Grounds

Pool, hot tub, fitness studio, pickleball, grilling area, courtyard

Gatherings

Birthdays, showers, reunions, celebrations

Location

Henkel Square, Royers Cafe, 550 Market, on foot

Patricia Ann
Lou Ann
Elizabeth Ann
Abigail Ann

Four Generations

Our Story

Ann runs in the family.

Four generations of women in this family carry the same middle name. Patricia Ann. Lou Ann. Elizabeth Ann. Abigail Ann. The Annie Inn is named for them.

The property sits beneath native pecans and a southern live oak that has stood on this hillside for more than 150 years. George H. Fricke, Sr., born in 1888, was one of the founders of Round Top State Bank. He owned this land when the town was still counting its families by hand, raising cattle, hogs, and chickens along the banks of Haw Creek. We are not restoring something old. We are building something new on ground that earned it.

The Annie Inn is personal. But it was designed for guests who want a real house in town, not a hotel room outside of it.

Watercolor rendering of The Annie Inn covered porch with haint blue ceiling, wicker furniture, blue and white striped cushions, yellow accent pillows, brick column, lantern fixtures, and French doors opening to the interior

The Covered Porch

The Property

Built like a house. Because it is one.

Court Atkins Group designed the Main House with one idea: make the outside feel like part of the room. Transom windows above every door. French doors that slide open to 2,200 square feet of covered porches. A fireplace on the screened porch for evenings when the temperature drops. A primary bedroom balcony looking out over native pecans and a live oak older than 150 years.

The Pool House runs over 2,000 square feet on its own. Full kitchen. Recreation room with fireplace and media wall. A covered porch overlooking the water. Downstairs, a private guest suite with its own bath. Above, a fitness studio with Concept 2 rowers and bikes. The Main House, Studio Suite, and Carriage House frame the courtyard and grilling area. Grounds by Ryan Pape of PapeScapes.

Watercolor rendering of The Annie Inn pool area with rectangular swimming pool, hot tub, lounge chairs, covered pavilion with standing-seam metal roof, crepe myrtles, and lush Texas Hill Country landscaping
Watercolor property layout of The Annie Inn at 435 N. Washington in Round Top, Texas, aerial view showing main house, pool house, pool, spa, gravel parking, landscaped gardens, live oak trees, and circular driveway

Property Layout

The Location

In town. On foot.
Right where Round Top happens.

Most places that call themselves luxury in Round Top sit on acreage ten minutes from town. Beautiful, sure. But you need a car for dinner. The Annie Inn sits on North Washington in downtown. Henkel Square, Royers, 550 Market, and the Dance Hall are through the back gate and down the road. Five minutes on foot. No car needed for town.

Watercolor rendering of The Annie Inn courtyard with white cross-back chairs, striped cushions, wicker coffee table on green lawn, and pool house with dark standing-seam metal roof and daybed visible through large window

Address

435 N. Washington
Round Top, TX 78954

Walk To

Henkel Square
Royers Cafe
550 Market
Boone & Co
Round Top Dance Hall

Drive From

Houston 1.5 hrs
Austin 1.5 hrs
College Station 1 hr
San Antonio 2 hrs
Dallas 3.5 hrs

On Site

Pool + Hot Tub
Fitness Studio
Pickleball
Screened Porch
Covered Porches
Grilling Area
Courtyard
Reserved Parking

The Experience

The weekend, not the room.

Friday night, your group walks to dinner in town. Saturday morning, someone makes coffee and carries it out to the live oak. By noon, half the group is scattered across Henkel Square and the other half hasn't left the pool. Sunday is the screened porch, a slow morning, and a checkout late enough that nobody has to rush. The Annie Inn is the house that holds all of it.

The Whole Property

Reserve all four buildings for your group. One address, total privacy, completely yours.

Pool, Hot Tub, Live Oaks

The main house and courtyard overlook the pool and hot tub, framed by native pecans and the property's landmark live oak.

On Foot to the Square

Shopping, dining, galleries, boutiques, and antiques-week venues. All on foot from the property.

Fitness Studio Pickleball Screened Porch Grilling Area Courtyard Select Private Events

Why Annie Inn

You shouldn't have to choose.

In Round Top, private estates usually sit on acreage outside of town. In-town stays tend to offer a room, not a property. The Annie Inn is the first place in downtown that gives you both: a private estate you can walk to everything from.

In-Town

Henkel Square, Royers, 550 Market. Through the back gate

Private Estate

6,400 sf across four buildings with pool, courtyard, and covered porches

Active

The only property in Round Top with a private fitness studio and pickleball

Event-Ready

Birthdays, showers, reunions, and celebrations welcomed

Common Questions

What to know.

435 North Washington in downtown Round Top, Texas. Henkel Square, Royers Cafe, 550 Market, Boone & Co, and Round Top Dance Hall are on foot through the private back gate. See the location details.

The Annie Inn is scheduled to open in 2027. Join the waitlist for priority access to opening dates and reservation release.

Opening inventory includes the Main House, the Studio Suite, the Carriage House Suite, and the Pool House Suite. Seven bedrooms across four buildings. See the property layout.

Guests may book individual accommodations or reserve the full property as a private buyout. In Round Top, most in-town places offer rooms within a shared house. The Annie Inn offers the entire estate: Main House, Studio Suite, Carriage House Suite, and Pool House Suite. Seven bedrooms across four buildings, all yours.

The property includes a private pool and hot tub, a fitness studio above the pool house with Concept 2 rowers and bikes, a pickleball court, a grilling area, covered porches, a screened porch, a courtyard, and reserved parking. See the full experience.

Yes. The Annie Inn offers full property buyouts for weddings, corporate retreats, and family gatherings. The estate includes the Main House, Studio Suite, Carriage House Suite, and Pool House Suite with seven bedrooms across four buildings, pool, courtyard, screened porch, and grilling area.

Yes. The property is on North Washington in downtown Round Top with a private back gate to Live Oak. Henkel Square, Royers Cafe, 550 Market, and antiques-week destinations are on foot. See walking distances.

The downtown antiques-week destinations, including Henkel Square, 550 Market, and Round Top Dance Hall, are on foot through the back gate. The larger field shows along Highway 237 require a car. Reserved parking on site. The spring and fall shows run two to three weeks each, spanning over 20 miles. A four-day winter show runs in January. Antiques-week dates move first on the waitlist.

Additional cottages are planned as a future phase.

Priority Access

Antiques week books first.

The Annie Inn opens in 2027. Seven bedrooms across four buildings. Antiques-week dates and full-property weekends will go to the list before they go anywhere else. Get on early for priority holds and preview updates as the property comes together.

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A short list. Thoughtful updates only.