Skip to main content

Round Top, Texas  |  Opening 2027

The Annie Inn. Walk to Henkel Square.
Come home to the pool.

A private estate in downtown Round Top. Six bedrooms in four buildings, gathered around a pool, with a back gate to town. Take the whole property, or book a single suite.

Join the Waitlist Antiques-week dates go to the list first.
Watercolor front elevation of The Annie Inn, a two-story white home with a dark metal roof, two-story covered porches, a wood entry door, and native Texas landscaping

Why The 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 gives you both: a private estate you can walk to everything from.

The whole property

All four buildings, the pool, and the grounds, reserved for your group. One address, completely yours. Birthdays, showers, reunions, and celebrations welcomed.

The Main House or a suite

Coming with a smaller party? Book the Main House, the Studio Suite, the Carriage House Suite, or the Pool House Suite on its own.

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, and 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, co-founder of Round Top State Bank, owned this land when the town was still counting its families by hand. He raised 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.

Built by the Anns.

The Weekend

The weekend, not the room.

Friday evening starts easy. A swim before dinner, a pickleball game if you can rally the group, then a short walk downtown for a table. Saturday you take your coffee under the live oak and head out the back gate, Royers for pie, Henkel Square, Bybee Square, the galleries and antiques halls. Come home when your arms are full. Sunday asks nothing of you. The porch, the pool, one more slow morning before the drive home. That is the weekend we built this for.

Get on the list for opening dates

Watercolor of the courtyard lawn at The Annie Inn, with white cross-back chairs around a wicker table and the pool house beyond

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 the pecans and the live oak.

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, and a fitness studio upstairs. The Main House, Studio Suite, and Carriage House frame the courtyard and grilling area. There is a pickleball court, too. Grounds by Ryan Pape of PapeScapes.

Watercolor of the back of The Annie Inn showing the main house, the carriage house with its garage, and the surrounding live oaks
Main House
Three bedrooms, a screened porch, and a balcony off the primary.
Studio Suite
One bedroom, on its own.
Carriage House Suite
One bedroom above the garage, overlooking the courtyard.
Pool House Suite
One bedroom with its own bath, downstairs in the Pool House.

Additional guest suites are planned for a future phase.

Watercolor site plan of The Annie Inn seen from above, showing the main house, pool house, pool, spa, gravel parking, gardens, live oaks, and circular drive
Property layout
Watercolor of the pool and spa at The Annie Inn, seen from the covered pavilion, with lounge chairs and crepe myrtles
The pool and spa
Watercolor of the covered porch at The Annie Inn, with a haint blue ceiling, wicker furniture, striped cushions, and French doors to the interior
The covered porch

The Location

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

The Annie Inn sits on North Washington, directly across from Round Top Mercantile. Go out the back gate and Henkel Square, Royers Cafe, and 550 Market are a short walk. Park in your reserved spot when you arrive. Most of what you came for is on foot from there.

435 North Washington, Round Top, Texas 78954

Walk to

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

Drive from

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

Common Questions

What to know.

When does The Annie Inn open?

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

How does booking work?

Two ways. Reserve the full property as a private buyout, or book one accommodation on its own: the Main House, the Studio Suite, the Carriage House Suite, or the Pool House Suite.

Can we host a gathering?

Yes. Full-property buyouts are available for birthdays, showers, reunions, and celebrations.

Is it a good base for the Round Top Antiques Fair?

The downtown antiques-week destinations, including Henkel Square and 550 Market, are on foot through the back gate. Round Top Dance Hall sits on North Washington as you enter town, also walkable from the property. 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.

What is on the property?

A pool and spa, a fitness studio above the Pool House, a pickleball court, a grilling area, covered porches, a screened porch, a courtyard, and reserved parking.

What is planned beyond opening?

Additional guest suites are planned as a future phase.

Priority Access

Antiques week books first.

The Annie Inn opens in 2027. Antiques-week dates and full-property weekends go to the list before they go anywhere else.

You are on the list.

We will write when dates open, and not much before then.

A short list. Thoughtful updates only.

Follow the build on Instagram