Name: Mainsail Inn & Cottages
Address: 40 Ashworth Ave, Hampton Beach, New Hampshire, United States of America, Hampton Beach, New Hampshire, US
Price range: $321–$321 per night
Rating: 8.4

What guests think

Across many reviews, guests highlight friendly staff and overall clean, no-frills lodging at Mainsail Motel & Cottages, alongside recurring complaints about uncomfortable mattresses, limited after-hours support in the off-season, and occasional lapses in upkeep.

The motel is a short walk to the beach, boardwalk, and venues like the Casino Ballroom, and many found the setting convenient and often quiet at night. Rooms range from basic to modestly updated; reviews note hard beds, some noise between units, finicky or high-mounted AC, tricky sliding doors, and spotty Wi-Fi. Facilities are simple with on-site parking and a heated outdoor pool, but there’s no ice machine; overall, expect a straightforward, well-located stay near the beach.

Facilities

Cleanliness

Rooms

Service

Location

Dining

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AI-generated summary based on recent guest reviews

Facilities

Heated outdoor pool and on-site parking are appreciated; a few reported murky water or cluttered pool areas. Several note no ice machine and limited extras like hairdryers/irons, and there’s no elevator.

Related guest reviews

10

Jennifer

Oct 21, 2025

·

Stayed 2 nights

Enjoyed our stay at Mainsail motel, traveled in from Canada. The facility was clean, and everything worked. Had a late check in, called the number on the office door and were checked in with no issues. Parked on site below room. Motel was right across the road from an amazing cafe and a 5 min walk to the main strip along the ocean.

10

William

Aug 2, 2024

·

Stayed 3 nights

Great hotel and the walk to the beach is only up the street. I took my two teenage girls and they loved it. The pool was great and the community was good aswell. 5 star hotel.

10

Jessica

Oct 5, 2025

·

Stayed 2 nights

The room was very clean, and so was the whole property. The pool was heated, clean, and quiet, and the staff was very friendly. The rooms were cozy, but my only complaint would be that the bed was a bit uncomfortable, so uncomfortable that I left my husband in bed and slept on the couch LOL. It was within walking distance to everything, about a block or 2, which was perfect to keep us away from the noise of downtown. I would not mind staying here again!

8

Lisa

Jun 24, 2025

·

Stayed 2 nights

First time staying here. Nice clean property with very attentive staff. Did not like the inconvenience of the air conditioner in our room #43. It's manual and located over a counter where the sink is located. You have to step on a chair to reach and read the operation buttons. There's also a need to tidy up the pool deck area. Lots of clutter where the pool maintenance equipment is located. Both days we were at the pool in the middle of the day. The pool cleaner and its electrical cord were in the middle of the pool deck walkway. Loved to see that there was always someone cleaning windows, outdoor chairs and railings etc. Will definitely stay here again.

8

Ronald and Tina

Aug 16, 2025

·

Stayed 2 nights

They didn't offer free ice. We are senior citizens and had a third floor room without an elevator, which was my fault for not calling and requesting a more suitable room. Room was basic, no extras. Beds were older, one was very comfortable, the second bed was not that comfortable. The office had very limited hours, 2pm-7pm. Cleanliness was A+, we would stay there again, but would definitely call for a reservation.

8

Sean

Aug 28, 2025

·

Stayed 1 night

I though it was odd, they provide ice buckets but no ice, you have to go buy that…..I’m not really complaining just found it odd

8

Marilyn

Aug 30, 2025

·

Stayed 1 night

This property is clean and convenient. The outside pool was very nice. The only thing we Didn’t like was that there was no ice machine for a few cocktails in our room and one 2 plastic clothes hangers

10

Robert

Aug 25, 2025

·

Stayed 3 nights

The location is great, close to beach and boardwalk areas. The staff is very nice-helpful. The rooms are dated but very clean and well maintained. The kids loved the pool!! Which was clean and heated. Good place for families.

8

Cynthia

Aug 4, 2024

·

Stayed 3 nights

Great location and clean rooms. Pool was pretty murky the 3 days during my stay.

8

Richard

Oct 17, 2025

·

Stayed 2 nights

Nice location. Very convenient. Clean No hair dryer or iron.

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Cleanliness

Most guests find rooms and grounds clean, with many noting well-kept spaces. However, several report issues such as dirty or dusty floors and fixtures, stained bedding, or moldy shower curtains, indicating inconsistent housekeeping.

Related guest reviews

10

MARIO

Aug 11, 2025

·

Stayed 4 nights

We have been to the Mainsail 4 times, the penultimate time being in 2019. Before, it was cleaner. Inside the room: Ceiling fan is full of dust, the air conditioning blades too, the bottom of the shower curtain is very dirty. The staff only changes the towels, but a good sweeper to pick up the sand would be nice. The exterior is perfect. Parking is very good and everything is secure.

4

Amy

Aug 2, 2025

·

Stayed 1 night

The location was great but the room had several flies upon entering. The bedspreads and blankets were stained. It was an average motel otherwise. Location was good.

10

Corey

Sep 13, 2025

·

Stayed 2 nights

Very clean room, comfortable beds and pillows.

10

Jessica

Oct 5, 2025

·

Stayed 2 nights

The room was very clean, and so was the whole property. The pool was heated, clean, and quiet, and the staff was very friendly. The rooms were cozy, but my only complaint would be that the bed was a bit uncomfortable, so uncomfortable that I left my husband in bed and slept on the couch LOL. It was within walking distance to everything, about a block or 2, which was perfect to keep us away from the noise of downtown. I would not mind staying here again!

8

darlene

Oct 24, 2024

·

Stayed 1 night

Great Location and free parking. Drive up rooms was convenient . Cleaning of rooms needs to be addressed. Floors were dirty in main area, spills and food crumbs. Bathroom was clean, however. The beds have soft mattresses but very clean condition.

10

Heather

Oct 25, 2025

·

Stayed 1 night

Friendly and welcoming staff. Great location. Room was nice. Quiet and clean.

6

Elaine

Sep 29, 2025

·

Stayed 2 nights

The floor in the room was filthy. We never saw any person on staff until we checked out. The area was accessible to the beach and surrounding sites.

10

Christine

Sep 12, 2024

·

Stayed 3 nights

Thank you Joe for giving us a room that didn't require 2 flights of stairs even though the reservation was made sight unseen. I appreciate your kindness and the upgrade.This is a fantastic place although I was unable to use the overhead fan instead of the air conditioner because of the inch thick dust. I would recommend cleaning them due to the cost of running the air conditioner. I also would recommend a quiet time curfew. I was awakened at 1:30 a.m. by stomping, yelling and very loud conversations. Overall you run a very nice place and again thank you for everything!!

4

Vanda

Jul 6, 2025

·

Stayed 2 nights

I did not have a good experience, my room was not clean. The bathroom was very dirty, I have to buy stuff and clean by myself, it’s not toilet paper. I spent two nights and I have to ask for clean towels.And they give us 2 and we’re 3 , it’s not Wi-Fi

8

Cathy

Sep 24, 2025

·

Stayed 2 nights

Staff was very accomodating - helped my husband carry luggage up to the second floor and gave us directions to places that we wanted to visit. Not much beach view in our room but air conditioner/heater worked fine. Only two small items - bed was rather uncomfortable and there was mold on the shower curtain which when I reported, I was told that they were being replaced soon. It was very convenient to the Boardwalk and we enjoyed our stay.

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AI-generated summary based on recent guest reviews

Rooms

Rooms range from basic to modestly updated, with some larger units and simple kitchenettes. Many mention hard or dated mattresses, occasional noise and limited blackout, high or finicky AC and sliding doors, scarce views, and spotty Wi-Fi.

Related guest reviews

10

shawna

May 26, 2025

·

Stayed 2 nights

Management was very helpful and through. Staff in office was awesome. Check in was easy and efficient. Room was clean and spacous, kitchenette was added bonus. Great location to enjoy Hampton Beach, comfortable room, walkable to beach and local strip.

8

Pamela

Oct 6, 2024

·

Stayed 3 nights

Looks like recently remodeled. This was an older motel with newer updates. The unit was good size with a small sink, fridge, and microwave. No eating or cookware provided. The bed was too hard for me but would be good for those that like a hard bed. It was a nice little place at a good price. The young men running it were pleasant and helpful and nice.

8

Lisa

Jun 24, 2025

·

Stayed 2 nights

First time staying here. Nice clean property with very attentive staff. Did not like the inconvenience of the air conditioner in our room #43. It's manual and located over a counter where the sink is located. You have to step on a chair to reach and read the operation buttons. There's also a need to tidy up the pool deck area. Lots of clutter where the pool maintenance equipment is located. Both days we were at the pool in the middle of the day. The pool cleaner and its electrical cord were in the middle of the pool deck walkway. Loved to see that there was always someone cleaning windows, outdoor chairs and railings etc. Will definitely stay here again.

10

Anthony

Aug 4, 2025

·

Stayed 2 nights

Very spacious room, comfy bed. Parking was right in front of the room which was great. Always stuff to do in Hampton.

8

Tammy

Oct 2, 2024

·

Stayed 1 night

I stayed here for a show at the Casino Ballroom and the location was perfect for walking to the venue. Check-in was easy and parking was very convenient to my room. The room was clean and had everything I needed. The only thing I would suggest is that it's probably time for some new mattresses - both mattresses in the room were clean but they weren't comfortable for sleeping. Other than that, I would definitely stay here again - it was a good experience.

8

Lizz

Sep 14, 2024

·

Stayed 1 night

For the price, I was expecting much less, but we stayed here for a concert, and the rooms were very clean and cute. Would stay here again, only recommendation is new beds. Our bodies the next day, felt like we slept on cardboard.

4

Maureen

May 26, 2025

·

Stayed 2 nights

The beds are extremely uncomfortable, they are hard as a rock, the pillows were super flat no volume. The room was very nice, the kitchen table was a huge amenity as well as the kitchen sink. The stairs were way to much carrier bags and not suited for everyone. I did not realize how many stairs there were possibly my fault for not looking more into it. I like the place but simply do to the beds being so uncomfortable i chose to leave a day early.

10

Denise

Oct 14, 2025

·

Stayed 2 nights

Walk to beach. Could not see water.

6

yudong

Oct 24, 2024

·

Stayed 1 night

poor Internet connection

6

Gail

Sep 16, 2024

·

Stayed 3 nights

This hotel was clean, but was bare bones. There was no phone to call front desk for assistance. There was no hair dryer. It had sliding glass doors for the main door. These doors were very hard to open and close. You could hear ever noise all night long from neighbors coming and going.

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Service

Staff are frequently described as friendly, accommodating, and helpful, including with late check-ins and local tips. Multiple reviews cite limited office hours (especially off-season), difficulty reaching staff after hours, and occasional service missteps.

Related guest reviews

10

Kimberly

Aug 28, 2025

·

Stayed 1 night

The rooms were clean and beautifully decorated. Doesnt look like the usual boring motel/hotels. Staff was so kind. My daughter has disabilities and had a meltdown in the main office. The staff could have ignored it and continue doing their job but instead they helped me calm her down. Definitely booking here again next year.

10

nancy

Oct 7, 2024

·

Stayed 4 nights

Manager was amazing! Property was clean, safe, and very close to the beach, shops, and restaurants. Could leave car parked and walk to everything we wanted to do. Loved the nostalgic feel of all the rooms and decor. Definitely will always stay at this motel anytime we come to Hampton Beach.

10

shawna

May 26, 2025

·

Stayed 2 nights

Management was very helpful and through. Staff in office was awesome. Check in was easy and efficient. Room was clean and spacous, kitchenette was added bonus. Great location to enjoy Hampton Beach, comfortable room, walkable to beach and local strip.

8

Elena

Oct 28, 2025

·

Stayed 3 nights

Didn’t like that staff wasn’t available 24/7 both for safety reasons and because no one to contact for non-emergency (ie coffee pot was broken)

10

Christine

Jul 31, 2024

·

Stayed 2 nights

Fantastic location and walkable everywhere. The customer service was 5 stars. I went to the office an hour before they opened for some extra coffee and when i realized they were closed went back to my room. Three minutes later i get a call from Joe asking what i needed and he brought me some!

8

Mark

Sep 28, 2025

·

Stayed 1 night

We only stayed one night and was basically just a place to sleep. We weren’t expecting more than what was described and knew we wouldn’t be using the pool or other amenities they offer. The room was clean, and appeared to be remodeled fairly recently. The two times we talked with the front desk, they were very nice and accommodating. It was off season and the staffing hours were not what the Expedia listing said it was. Check-in states after 2pm but they closed at 4pm (not 7pm). The front desk called to find out our ETA and would have left our key in the room. Since we were schedule to arrive at 4pm she waited for us which was nice of her to do. At check out they allowed us to leave our vehicle in the parking lot a little longer while we walked to get breakfast before actually leaving. (Thank you)

10

Chik Wah

Oct 26, 2024

·

Stayed 2 nights

The hotel is located well and near to the Hampton beach. The room is clean and easy to reach parking lot. The services is good, especially the receptionist, Joe who is very helpful and nice to offer wonderful customer services. We definately will come back and stay in the future trip.

2

masahiro

Oct 13, 2025

·

Stayed 1 night

チェックインは19時までと書いてあるが、レセプションに冬期は14時まで、緊急時には電話するよう貼ってあった。海外では電話は簡単ではないが、電話にも出なかった。同じく米国人老夫婦も困っていた。電話があったのは1時間後だった。その後も、数家族が困ってレセプション前で途方にくれていた。夕日を見るために17時に到着したが、電話があったのは日没後だった。部屋はとても清潔だったが、こんな目に多くの家族が会うのはよくない。午後二時で閉めますと書くか、係員が確保できないなら冬季の営業はやめるべきだ。

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2

Jeni

Aug 27, 2024

·

Stayed 1 night

Well, considering the fact that this hotel doesn’t let you check in after 7 PM which is insanely early and I showed up about 35 to 40 minutes after that. I cannot believe I was charged still. Also manager tried to say I didn’t call.. I did no one answered. If you want to run successful business maybe just refund money when it’s appropriate

2

Amy

Nov 8, 2025

·

Stayed 1 night

No one there, motel closed, shouldn’t be able to book a hotel that is closed for the season, I will be calling Orbitz

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Location

Highly walkable to the beach, boardwalk, and the Casino Ballroom, with easy access to restaurants and activities. Several noted it can be quiet at night despite being close to the strip.

Related guest reviews

10

Michael

Aug 10, 2025

·

Stayed 1 night

Location was excellent. One block away from the beach. Staff was very helpful and very friendly overall it was a very pleasant and great experience. I will definitely book again.

10

nancy

Oct 7, 2024

·

Stayed 4 nights

Manager was amazing! Property was clean, safe, and very close to the beach, shops, and restaurants. Could leave car parked and walk to everything we wanted to do. Loved the nostalgic feel of all the rooms and decor. Definitely will always stay at this motel anytime we come to Hampton Beach.

10

Robin

Oct 4, 2025

·

Stayed 1 night

It was close to many restaurants and the Casino Ballroom. Perfect for a stay after the concert.

10

Jennifer

Oct 21, 2025

·

Stayed 2 nights

Enjoyed our stay at Mainsail motel, traveled in from Canada. The facility was clean, and everything worked. Had a late check in, called the number on the office door and were checked in with no issues. Parked on site below room. Motel was right across the road from an amazing cafe and a 5 min walk to the main strip along the ocean.

10

Lauren

Jul 25, 2024

·

Stayed 2 nights

The hotel property and room were very clean. Great location to walk to the beach and all the shops/ restaurants. I would definitely stay at this hotel again.

10

Barbara

Sep 15, 2024

·

Stayed 2 nights

It was just what we needed! It was walking distance to the beach, boardwalk, and casino ballroom venue.

10

Chris

Sep 17, 2024

·

Stayed 3 nights

They take good care of u there, highly recommend, enjoyed the heated pool as well..

10

Denise

Oct 14, 2025

·

Stayed 2 nights

Walk to beach. Could not see water.

8

Peter

Nov 10, 2024

·

Stayed 1 night

Easy in and out - close to the beachfront area

8

Dan

Oct 5, 2025

·

Stayed 1 night

Great location just a block off the strip and beaches. Ideal for any Hampton Beach events. Staff was nice, rooms were clean, hard to ask for more from a motel. Would go back for sure.

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Dining

Not enough information in reviews.

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About this property

Location

Room options

Deluxe Plus Bedroom

Choice Plus Bedroom

Pool View Suite

Deluxe Room

Room, King Bed

Choice 2 Queens New

Pool View Studio

Guest reviews

Very good

What guests think

Property Policies

Check-in instructions

Good to know

FAQs about Mainsail Inn & Cottages

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