Breakwater Inn
$333
/ night
Avg. for September
Select dates to see prices and availability
$333
/ night
Avg. for September
Monthly average prices
Nightly prices at Breakwater Inn average $167 in November, the cheapest month, and $362 in July, the most expensive, based on the last 12 months.
| Month | Average price |
|---|---|
| January | $194 |
| February | $179 |
| March | $182 |
| April | $172 |
| May | $182 |
| June | $244 |
| July | $362 |
| August | $348 |
| September | $333 |
| October | $293 |
| November | $167 |
| December | $241 |
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Sep · $333
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Most expensive: July (~$362)
Cheapest: November (~$167)
About this property
Make use of convenient amenities such as complimentary wireless internet access, wedding services, and bike parking.
Amenities
Make use of convenient amenities such as complimentary wireless internet access, wedding services, and bike parking.
Business amenities
Featured amenities include express check-out, coffee/tea in a common area, and a water dispenser. Free self parking is available onsite.
Dining
Satisfy your appetite with local cuisine at Port Fish & Chophouse, a restaurant which features a bar/lounge and an ocean view.
Rooms
Stay in one of 35 guestrooms featuring LED televisions. Your room comes with a pillowtop bed. Complimentary wireless internet access keeps you connected, and cable programming is available for your entertainment. Private bathrooms with showers feature complimentary toiletries and hair dryers.
Location
With a stay at Breakwater Inn in Kennebunkport, you'll be on the waterfront, within a 5-minute drive of Dock Square and Colony Beach. This luxury hotel is 12.9 mi (20.8 km) from Ogunquit Beach and 13.3 mi (21.4 km) from Marginal Way.
What's nearby
Colony Beach(0.2 miles)
St. Ann’s Episcopal Church(0.4 miles)
Kennebunkport Village Green(0.8 miles)
Cape Arundel(0.8 miles)
W. Robert Paine Gallery(0.8 miles)
Northlight Gallery(0.9 miles)
Dock Square(1 miles)
Kennebunkport Harbor(1.1 miles)
First Families Kennebunkport Museum(1.2 miles)
Maine Art Gallery Framing(1.2 miles)
Walker's Point(1.5 miles)
St. Anthony's Franciscan Monastery(1.5 miles)
Vaughn's Island Preserve(2.2 miles)
Gooch's Beach(2.2 miles)
Cape Arundel Golf Club(2.4 miles)
Sanford, ME (SFM-Sanford Seacoast Regional)(14.7 miles)
Portland Intl. Jetport Airport (PWM)(26.3 miles)
Portsmouth, NH (PSM-Portsmouth Intl.)(32.7 miles)
Parking
Restaurant
Non-Smoking Rooms
Housekeeping
Banquet Facilities
Bicycle Rental
Location
127-133 Ocean Avenue PO Box 560C, Kennebunkport, Maine, United States of America
Colony Beach (0.2 miles)
St. Ann’s Episcopal Church (0.4 miles)
Kennebunkport Village Green (0.8 miles)
Cape Arundel (0.8 miles)
W. Robert Paine Gallery (0.8 miles)
Northlight Gallery (0.9 miles)
Room options
3
Oceanview King with Porch
Room details
1 King Bed
Sleeps 2
BalconyAir ConditioningHeatingWi-Fi (Free)
4
Harborview Classic Queen
Room details
1 Queen Bed
Sleeps 2
Air ConditioningHeatingWi-Fi (Free)
3
Innkeeper's Room
Room details
1 Full Bed
Sleeps 2
Air ConditioningHeatingWi-Fi (Free)
3
Courtyard King
Room details
1 King Bed
Sleeps 2
301 ft²
Air ConditioningHeatingWi-Fi (Free)
4
Harborview King Suite
Room details
1 King Bed
Sleeps 2
Air ConditioningHeatingWi-Fi (Free)
3
Classic King
Room details
1 King Bed
Sleeps 2
Air ConditioningHeatingWi-Fi (Free)
3
Harborview Double Queen
Room details
2 Queen Beds
Sleeps 4
377 ft²
Air ConditioningHeatingWi-Fi (Free)
4
Harborview Cozy King with Balcony
Room details
1 King Bed
Sleeps 2
BalconyAir ConditioningHeatingWi-Fi (Free)
Harborview King
Room details
1 King Bed
Sleeps 2
377 ft²
Air ConditioningHeatingWi-Fi (Free)
1
Courtyard Queen
Room details
1 Queen Bed
Sleeps 2
301 ft²
Air ConditioningHeatingWi-Fi (Free)
Junior King Suite
Room details
1 King Bed
Sleeps 3
Air ConditioningHeatingWi-Fi (Free)
4
Deluxe Room
Room details
1 King Bed
Sleeps 2
Air ConditioningHeatingWi-Fi (Free)
2
Tree House King
Room details
1 King Bed
Sleeps 2
Air ConditioningHeatingWi-Fi (Free)
5
Waterside Cottage
Room details
1 King Bed
Sleeps 2
1000 ft²
Air ConditioningHeatingWi-Fi (Free)
2
Oceanview Deluxe King
Room details
1 King Bed
Sleeps 2
Air ConditioningHeatingWi-Fi (Free)
Guest reviews
7.8
Good
Based on 137 verified reviews
Who stays here?
Couple
89%
Family
4%
Group
6%
What guests think
AI-generated summary based on recent guest reviews
At Breakwater Inn, travellers praise the scenic waterfront setting, with a quieter location a walk or short drive from downtown and beach, while feedback on rooms, cleanliness, and service quality varies across buildings and seasons.
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What guests think
At Breakwater Inn, travellers praise the scenic waterfront setting, with a quieter location a walk or short drive from downtown and beach, while feedback on rooms, cleanliness, and service quality varies across buildings and seasons.
Rooms range from spacious and comfortable to small or dated, with some lacking USB ports or phones and others affected by noisy heaters or AC. Cleanliness is mixed, with clean stays reported alongside stained carpets, worn furnishings, musty odors, and occasional maintenance issues. Facilities include free bikes, a gym and spa, but parts of the property lack elevators and periodic renovations or construction disrupt the experience. On-site dining is inconsistent—hours vary and breakfast is basic—so expect a peaceful base with some trade-offs in consistency.
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AI-generated summary based on recent guest reviews
Facilities
Free bikes, a gym and a spa are appreciated, and parking is straightforward. Some buildings have no elevator and the property has ongoing renovations or construction at times.
Related guest reviews
10
Sherri
May 16, 2024
·
Stayed 2 nights
The staff is polite and friendly. Our room was quiet and clean with a lovely view. A market across the street is a delight. Parking for the hotel is in back of where you check in. You can easily pull up to either place and unload then go park the car. The breakfast gives good options. Not a lot of places to sit. Easily would stay here again.
The staff is polite and friendly. Our room was quiet and clean with a lovely view. A market across the street is a delight. Parking for the hotel is in back of where you check in. You can easily pull up to either place and unload then go park the car. The breakfast gives good options. Not a lot of places to sit. Easily would stay here again.
6
John
May 18, 2025
·
Stayed 1 night
Make sure to ask for an updated room. A lot of renovations going on in property. Place is fine. About a 20 minute walk or 3 minute drive to shops and restaurants. Mabel’s and coffee shop directly across the street
Make sure to ask for an updated room. A lot of renovations going on in property. Place is fine. About a 20 minute walk or 3 minute drive to shops and restaurants. Mabel’s and coffee shop directly across the street
2
Suzanne
Nov 4, 2024
·
Stayed 1 night
Stay away from this place! I booked it as it looked like a beautiful place. We arrived at check in and had two large suitcases. The staff behind the counter says do you have a lot of luggage and we reply yes. She goes ahead and puts us in the other building where we had to walk up four flights of stairs with all of our luggage and no elevator! So rude. The room was very plain and not even a tv or phone. We had to go all the way down and to the other building with all of our luggage and they didn’t even help. One good amenity was the beautiful gym.
Stay away from this place! I booked it as it looked like a beautiful place. We arrived at check in and had two large suitcases. The staff behind the counter says do you have a lot of luggage and we reply yes. She goes ahead and puts us in the other building where we had to walk up four flights of stairs with all of our luggage and no elevator! So rude. The room was very plain and not even a tv or phone. We had to go all the way down and to the other building with all of our luggage and they didn’t even help. One good amenity was the beautiful gym.
8
Renee
Oct 17, 2024
·
Stayed 1 night
We loved having the bikes to pedal along the shoreline. A nice amenity
We loved having the bikes to pedal along the shoreline. A nice amenity
4
Larry
May 22, 2025
·
Stayed 2 nights
The hotel was completely under construction. Nothing was open. No restaurant, bar, just dust, lumber etc. This should have not been rented out in this condition, or at least they could have told us in advance.
The hotel was completely under construction. Nothing was open. No restaurant, bar, just dust, lumber etc. This should have not been rented out in this condition, or at least they could have told us in advance.
6
Jennifer S Golden
Jun 22, 2025
·
Stayed 3 nights
Booked into a 3rd floor room but did not know it was all stairs. Lights in upper floor hallways and stairwells spotty. Entry from stairwell from hallway was very tight. Had to bend over to get through plus get luggage up. Lighting in the room limited to 2 small bedside lamps with no other lighting. Television faced the bed but obstructed view from left side of bed due to bedpost. Backyard was lovely, easy walk to town or bikes, air conditioning was excellent, beautiful views. Just confirm which floor you will be on and decide if stairs will work for you if staying in original inn.
Booked into a 3rd floor room but did not know it was all stairs. Lights in upper floor hallways and stairwells spotty. Entry from stairwell from hallway was very tight. Had to bend over to get through plus get luggage up. Lighting in the room limited to 2 small bedside lamps with no other lighting. Television faced the bed but obstructed view from left side of bed due to bedpost. Backyard was lovely, easy walk to town or bikes, air conditioning was excellent, beautiful views. Just confirm which floor you will be on and decide if stairs will work for you if staying in original inn.
6
Linda
Apr 22, 2025
·
Stayed 2 nights
We booked a stay at the Breakwater Inn, but got moved to a different location due to construction at the Breakwater Inn. We should have been told beforehand!!! Not where we wanted to stay!!! Not happy!
We booked a stay at the Breakwater Inn, but got moved to a different location due to construction at the Breakwater Inn. We should have been told beforehand!!! Not where we wanted to stay!!! Not happy!
8
Mary
May 18, 2025
·
Stayed 3 nights
Lovely views from our suite. Room was spacious and tastefully furnished. Hotel was undergoing renovations but still a good stay.
Lovely views from our suite. Room was spacious and tastefully furnished. Hotel was undergoing renovations but still a good stay.
6
MELANIE
Feb 18, 2024
·
While the staff was amazing and helpful for the most part. We still have not received our emailed receipt for our stay as they stated they would send via email. The staff is friendly and seem helpful, however, none of them seem to be able to look up reservations, and answer questions regarding them. Just went in circles. The facility itself was not well kept. Needs some tlc. Our bathroom was yuck, toilet barely flushed, shower was moldy in and around the base outside of the shower. Water pressure was terrible, shower drain seems to be draining extremely slow, carpets didn’t look very clean, ewe. Definitely need some updating and some paint. We did have massages when there and the spa was nice. The view was amazing. We’d like to return but surely not until some improvements have been made.
While the staff was amazing and helpful for the most part. We still have not received our emailed receipt for our stay as they stated they would send via email. The staff is friendly and seem helpful, however, none of them seem to be able to look up reservations, and answer questions regarding them. Just went in circles. The facility itself was not well kept. Needs some tlc. Our bathroom was yuck, toilet barely flushed, shower was moldy in and around the base outside of the shower. Water pressure was terrible, shower drain seems to be draining extremely slow, carpets didn’t look very clean, ewe. Definitely need some updating and some paint. We did have massages when there and the spa was nice. The view was amazing. We’d like to return but surely not until some improvements have been made.
8
Steven
May 6, 2025
·
Stayed 3 nights
We arrived a few weeks prior to the opening of the Summer season. Our rooms w/balconies were great! Property is being renovated & will be really nice when completed. Also be aware there is not an elevator & the stairs are steep & narrow. Great location to downtown
We arrived a few weeks prior to the opening of the Summer season. Our rooms w/balconies were great! Property is being renovated & will be really nice when completed. Also be aware there is not an elevator & the stairs are steep & narrow. Great location to downtown
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AI-generated summary based on recent guest reviews
Cleanliness
Cleanliness is mixed: several guests found rooms clean, but recurring reports mention stained or dirty carpets, shabby furnishings, moldy showers, and occasional odors or leaks.
Related guest reviews
6
David
Sep 14, 2023
·
Stayed 3 nights
We enjoyed the view from the property. We needed to request more lighting for our room, which was immediately provided. The room was clean, but the windows weren’t clean. The breakfast was limited, but met our need. Overall we enjoyed our stay and appreciated the staff.
We enjoyed the view from the property. We needed to request more lighting for our room, which was immediately provided. The room was clean, but the windows weren’t clean. The breakfast was limited, but met our need. Overall we enjoyed our stay and appreciated the staff.
10
Jennifer
Dec 15, 2025
·
Stayed 2 nights
Wonderful room! Clean, spacious and felt so private on the third floor. The view was great and we had a perfect view of the fireworks nearby.
Wonderful room! Clean, spacious and felt so private on the third floor. The view was great and we had a perfect view of the fireworks nearby.
8
Aaron Harold
Aug 18, 2024
·
Stayed 3 nights
The location on Ocean Avenue close to colony Beach and the proximity to the water along with a large veranda with comfortable chairs made this a great place for our three day stay, They always available free Bicycles Was convenient We did not have room service the first day and had to ask for it on the second day and the carpet had a number of stains, which should’ve either been cleaned or replaced Property could use some tender, loving care, but it was certainly comfortably enough for our stay The price of the room is reasonable and the quality was acceptable, but this is not a high-end resort
The location on Ocean Avenue close to colony Beach and the proximity to the water along with a large veranda with comfortable chairs made this a great place for our three day stay, They always available free Bicycles Was convenient We did not have room service the first day and had to ask for it on the second day and the carpet had a number of stains, which should’ve either been cleaned or replaced Property could use some tender, loving care, but it was certainly comfortably enough for our stay The price of the room is reasonable and the quality was acceptable, but this is not a high-end resort
6
Catherine
Oct 14, 2024
·
Stayed 5 nights
Such a quaint and pretty facility within walking distance to downtown and historic sites. There was no elevator in the section of the hotel we stayed in so it was two narrow flights of stairs each time we came and went. Some halls, walls and carpets were quite soiled, but our room was good. Staff was always helpful and kind.
Such a quaint and pretty facility within walking distance to downtown and historic sites. There was no elevator in the section of the hotel we stayed in so it was two narrow flights of stairs each time we came and went. Some halls, walls and carpets were quite soiled, but our room was good. Staff was always helpful and kind.
4
andrea
Oct 20, 2024
·
Stayed 1 night
The room was shabby- desperately in need of a deep clean and renovation. Stained lampshade, carpet stains, horrible old tile floor in the bathroom. The bar/restaurant was closed ( this was not communicated until we tried to go there). Where was the free breakfast? Closed for the season ☹️
The room was shabby- desperately in need of a deep clean and renovation. Stained lampshade, carpet stains, horrible old tile floor in the bathroom. The bar/restaurant was closed ( this was not communicated until we tried to go there). Where was the free breakfast? Closed for the season ☹️
4
Tan
Oct 24, 2023
·
Stayed 1 night
Dirty carpet, lobby bathroom, creaky floor
Dirty carpet, lobby bathroom, creaky floor
2
Tanya
Oct 22, 2024
·
Stayed 2 nights
Awful. Sink leaking water all over bathroom. Bed horrible loud creeking every time you move, bed frame wobbling all over the place. Table legs falling off. Stairs badly stained. Wouldn’t give the place one star.
Awful. Sink leaking water all over bathroom. Bed horrible loud creeking every time you move, bed frame wobbling all over the place. Table legs falling off. Stairs badly stained. Wouldn’t give the place one star.
6
Kathy
Oct 1, 2024
·
Stayed 1 night
I spoke to front desk. Couch was awful. Rug dirty. Ac noisy . Restaurant was terrible. Only 4 choices for dinner and 1 not avail. I have stayed here on and off for 20 years. This is probably last visit
I spoke to front desk. Couch was awful. Rug dirty. Ac noisy . Restaurant was terrible. Only 4 choices for dinner and 1 not avail. I have stayed here on and off for 20 years. This is probably last visit
6
MELANIE
Feb 18, 2024
·
While the staff was amazing and helpful for the most part. We still have not received our emailed receipt for our stay as they stated they would send via email. The staff is friendly and seem helpful, however, none of them seem to be able to look up reservations, and answer questions regarding them. Just went in circles. The facility itself was not well kept. Needs some tlc. Our bathroom was yuck, toilet barely flushed, shower was moldy in and around the base outside of the shower. Water pressure was terrible, shower drain seems to be draining extremely slow, carpets didn’t look very clean, ewe. Definitely need some updating and some paint. We did have massages when there and the spa was nice. The view was amazing. We’d like to return but surely not until some improvements have been made.
While the staff was amazing and helpful for the most part. We still have not received our emailed receipt for our stay as they stated they would send via email. The staff is friendly and seem helpful, however, none of them seem to be able to look up reservations, and answer questions regarding them. Just went in circles. The facility itself was not well kept. Needs some tlc. Our bathroom was yuck, toilet barely flushed, shower was moldy in and around the base outside of the shower. Water pressure was terrible, shower drain seems to be draining extremely slow, carpets didn’t look very clean, ewe. Definitely need some updating and some paint. We did have massages when there and the spa was nice. The view was amazing. We’d like to return but surely not until some improvements have been made.
4
Andrew
Oct 3, 2024
·
Stayed 3 nights
Dirty, rude staff, outdated hotels. We were in the building away from the office and there was no staff present the entire time we were there. A dead roach was by the staircase leading to the rooms for the 3 days we stayed. Not worth the price, definitely not how they advertise themselves.
Dirty, rude staff, outdated hotels. We were in the building away from the office and there was no staff present the entire time we were there. A dead roach was by the staircase leading to the rooms for the 3 days we stayed. Not worth the price, definitely not how they advertise themselves.
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AI-generated summary based on recent guest reviews
Rooms
Rooms range from spacious and comfortable to small or dated, with some lacking in-room features like USB ports or phones. Guests also report occasional noise from heaters or AC and occasional odors.
Related guest reviews
10
Jennifer
Dec 15, 2025
·
Stayed 2 nights
Wonderful room! Clean, spacious and felt so private on the third floor. The view was great and we had a perfect view of the fireworks nearby.
Wonderful room! Clean, spacious and felt so private on the third floor. The view was great and we had a perfect view of the fireworks nearby.
6
Melissa
Sep 1, 2024
·
Stayed 2 nights
Beautiful location and very clean. Bed was super comfy and had great sheets. Our room was very spaciuos, and I appreciated the white robes. The coffee downstairs was amazing. Minor complaints…barely worth mentioning…no place to plug in a ISB charging cord. Typically lamps or outlets will also have USB charging ports, but there were none. Also, it would be nice to have a small Continental breakfast. There are places to go in town or outside the hotel, but having options available inside would be a great addition.
Beautiful location and very clean. Bed was super comfy and had great sheets. Our room was very spaciuos, and I appreciated the white robes. The coffee downstairs was amazing. Minor complaints…barely worth mentioning…no place to plug in a ISB charging cord. Typically lamps or outlets will also have USB charging ports, but there were none. Also, it would be nice to have a small Continental breakfast. There are places to go in town or outside the hotel, but having options available inside would be a great addition.
6
James
Jul 11, 2023
·
Stayed 1 night
Property was in a good location with decent water views but overlooking the parking lot. Lot of wasted space in the room (long hallway) and bathroom/shower area needs to be updated
Property was in a good location with decent water views but overlooking the parking lot. Lot of wasted space in the room (long hallway) and bathroom/shower area needs to be updated
4
Roy
Dec 8, 2025
·
Stayed 2 nights
Noisy heater kept us up all night. No amenities- no water glasses. Nothing except a bed and tv. No bars or breakfast
Noisy heater kept us up all night. No amenities- no water glasses. Nothing except a bed and tv. No bars or breakfast
8
Karen
Feb 19, 2024
·
Stayed 2 nights
The staff was the best part of our stay. While we had a few hiccups- they bent over backwards to fix things (especially the maintenance man and night front desk clerk). The room was a little lacking in coziness. Not having a phone in the room- odd. Premium channels on the tv would’ve been nice. Drinking glasses needed. Better pillows definitely and the couch needs replacing.
The staff was the best part of our stay. While we had a few hiccups- they bent over backwards to fix things (especially the maintenance man and night front desk clerk). The room was a little lacking in coziness. Not having a phone in the room- odd. Premium channels on the tv would’ve been nice. Drinking glasses needed. Better pillows definitely and the couch needs replacing.
6
Sal
Oct 27, 2025
·
Stayed 1 night
The heating was very noisy Ocean view was not what we expected Staff was very nice Room was small and old but as clean as can be expected No USB outlets
The heating was very noisy Ocean view was not what we expected Staff was very nice Room was small and old but as clean as can be expected No USB outlets
6
Amy
Apr 25, 2024
·
Stayed 1 night
The view was amazing the staff was friendly. The breakfast had eggs but no salt and pepper. You stay in a separate building from the breakfast but there's a restaurant in building you stay in so why not set up there? Instead we had to walk over in the rain. The room smelled pretty bad which could be due to it being on the water which is fine but maybe some type of air fresheners would be a nice touch.
The view was amazing the staff was friendly. The breakfast had eggs but no salt and pepper. You stay in a separate building from the breakfast but there's a restaurant in building you stay in so why not set up there? Instead we had to walk over in the rain. The room smelled pretty bad which could be due to it being on the water which is fine but maybe some type of air fresheners would be a nice touch.
10
Roberta
Oct 30, 2023
·
Stayed 1 night
The check in process was wonderful. The staff were very Helpful and sweet. The rooms are quite dated, air conditioner was improperly installed and the bathroom vent was open to other rooms so when they flushed it sounded as though it would overflow into our room. Quite loud.
The check in process was wonderful. The staff were very Helpful and sweet. The rooms are quite dated, air conditioner was improperly installed and the bathroom vent was open to other rooms so when they flushed it sounded as though it would overflow into our room. Quite loud.
10
marie
May 20, 2025
·
Stayed 2 nights
The view was amazing. The room was spacious, comfortable and gorgeous.
The view was amazing. The room was spacious, comfortable and gorgeous.
10
Rebecca
Jan 28, 2024
·
Stayed 1 night
Lovely location on the water. Walkable area behind property on water. The room with the corner balcony had a gorgeous view of the water- large, comfortable and cozy with great seats in and out of the room to enjoy the views and listen to the sounds of the ocean!
Lovely location on the water. Walkable area behind property on water. The room with the corner balcony had a gorgeous view of the water- large, comfortable and cozy with great seats in and out of the room to enjoy the views and listen to the sounds of the ocean!
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AI-generated summary based on recent guest reviews
Service
Many describe the staff as friendly and helpful across front desk and bar, but experiences are inconsistent. Reports include rude or absent check-in, confusing instructions, limited after-hours support, and uneven knowledge or responsiveness.
Related guest reviews
2
Katie
Apr 21, 2024
·
Stayed 2 nights
The room was dirty when we arrived and the lobby smelled like bathroom spray the entirety of our stay. The transition from the main lobby to the stairs had a giant wet spot/dirty stain that was unappealing. We tried to eat at the restaurant the first night we got there and there was no host or hostess to seat us. Turns out there was one woman working as the waitress, bartender, and hostess. The menu in-person was not the same menu online and we ended up going to another restaurant. The gym was nice, but couldn't work out because it felt like it was 100 degrees in there. I call the front desk to cancel our 2nd night because it was so bad and she didn't ask why we were unsatisfied and didn't offer us another room. She wouldn't refund us. We left early anyways because it was do dirty and unsanitary. Would like a refund for not being able to stay the second night. Terrible service.
The room was dirty when we arrived and the lobby smelled like bathroom spray the entirety of our stay. The transition from the main lobby to the stairs had a giant wet spot/dirty stain that was unappealing. We tried to eat at the restaurant the first night we got there and there was no host or hostess to seat us. Turns out there was one woman working as the waitress, bartender, and hostess. The menu in-person was not the same menu online and we ended up going to another restaurant. The gym was nice, but couldn't work out because it felt like it was 100 degrees in there. I call the front desk to cancel our 2nd night because it was so bad and she didn't ask why we were unsatisfied and didn't offer us another room. She wouldn't refund us. We left early anyways because it was do dirty and unsanitary. Would like a refund for not being able to stay the second night. Terrible service.
10
Major
Oct 8, 2024
·
Stayed 1 night
Amazing location, views and amenities. Mabel's, just across the street, is incredibly delicious. Great shopping on site, and convenient to the bustling waterfront village. We got a little aggravated over the night clerk not being able to access the beverage/snack station due to apparently not having a key, but overall a phenomenal experience.
Amazing location, views and amenities. Mabel's, just across the street, is incredibly delicious. Great shopping on site, and convenient to the bustling waterfront village. We got a little aggravated over the night clerk not being able to access the beverage/snack station due to apparently not having a key, but overall a phenomenal experience.
10
Karen
Sep 5, 2024
·
Stayed 2 nights
Located in a great area with a superb restaurant across the street (hotel one was not open when we were there). The staff is very helpful!
Located in a great area with a superb restaurant across the street (hotel one was not open when we were there). The staff is very helpful!
10
MICHAEL
Oct 7, 2025
·
Stayed 1 night
We had a wonderful stay at this hotel. Our view from our room was of the harbor, with moored lobster boats and waves breaking in the distance. The staff were friendly, warm, and accommodating. If you are looking for a romantic, iconic Kennebunkport hotel, this is it.
We had a wonderful stay at this hotel. Our view from our room was of the harbor, with moored lobster boats and waves breaking in the distance. The staff were friendly, warm, and accommodating. If you are looking for a romantic, iconic Kennebunkport hotel, this is it.
10
Michele
Jul 25, 2025
·
Stayed 2 nights
Our stay at the Breakwater Inn was great! As soon as we walked in we were greeted by a very nice woman who gave us clear instructions on where to park, where our room was, as well as menus for both the restaurant across the street Mabel's, and the restaurant in the hotel. Our room was clean, spacious, and had a beautiful balcony overlooking the water with two adirondack chairs. The bartenders were so friendly and made great drinks. Others that were staying at the hotel were just as friendly. I couldn't speak more highly of our experience. It's only a 20 minute walk to the downtown area where the shops and restaurants are. I would definitely recommend this hotel to others.
Our stay at the Breakwater Inn was great! As soon as we walked in we were greeted by a very nice woman who gave us clear instructions on where to park, where our room was, as well as menus for both the restaurant across the street Mabel's, and the restaurant in the hotel. Our room was clean, spacious, and had a beautiful balcony overlooking the water with two adirondack chairs. The bartenders were so friendly and made great drinks. Others that were staying at the hotel were just as friendly. I couldn't speak more highly of our experience. It's only a 20 minute walk to the downtown area where the shops and restaurants are. I would definitely recommend this hotel to others.
2
Alex
Oct 24, 2024
·
Stayed 1 night
Would’ve been happy to find out, but there was no one there to check us in waited for over two hours trying to get a hold of somebody using the main number called Expedia. They tried as well. Very sad experience had to leave and go find another hotel at 9 o’clock at night.
Would’ve been happy to find out, but there was no one there to check us in waited for over two hours trying to get a hold of somebody using the main number called Expedia. They tried as well. Very sad experience had to leave and go find another hotel at 9 o’clock at night.
4
Andrew
Oct 3, 2024
·
Stayed 3 nights
Dirty, rude staff, outdated hotels. We were in the building away from the office and there was no staff present the entire time we were there. A dead roach was by the staircase leading to the rooms for the 3 days we stayed. Not worth the price, definitely not how they advertise themselves.
Dirty, rude staff, outdated hotels. We were in the building away from the office and there was no staff present the entire time we were there. A dead roach was by the staircase leading to the rooms for the 3 days we stayed. Not worth the price, definitely not how they advertise themselves.
8
Anthony
Jun 9, 2024
·
Stayed 2 nights
When we first checked in, we ended up with an attic room on 4th floor …stairs only. It was too much for me and husband. We went to front desk and explained it wasn’t for us….they immediately changed our room to another building with an elevator at no additional charge. They were so understanding. It turned out very well. Thank you to the staff @front desk!
When we first checked in, we ended up with an attic room on 4th floor …stairs only. It was too much for me and husband. We went to front desk and explained it wasn’t for us….they immediately changed our room to another building with an elevator at no additional charge. They were so understanding. It turned out very well. Thank you to the staff @front desk!
4
William
Jan 4, 2026
·
Stayed 3 nights
Staff was rude upon check-in
Staff was rude upon check-in
10
Debbie
Sep 22, 2023
·
Stayed 2 nights
Very nice location. The lady at the front desk very helpful with ideas for what to see and where to eat. Thanks
Very nice location. The lady at the front desk very helpful with ideas for what to see and where to eat. Thanks
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AI-generated summary based on recent guest reviews
Location
Waterfront setting with scenic views and a quieter feel than downtown. It’s a 15–20 minute walk or short drive to shops and beach, which some find convenient and others find a bit far with fewer nearby dining options at night.
Related guest reviews
8
AmyJane
Jun 5, 2025
·
Stayed 2 nights
The view from our room was stunning, and we were very happy with the location- peaceful & tranquil spot on the outskirts of town center, and only a short walk to town beach.
The view from our room was stunning, and we were very happy with the location- peaceful & tranquil spot on the outskirts of town center, and only a short walk to town beach.
10
Glenn
Jun 14, 2024
·
Stayed 1 night
A great value, beautiful setting, convenient to dining and shopping venues, and close to the beach.
A great value, beautiful setting, convenient to dining and shopping venues, and close to the beach.
4
Nirali
Sep 4, 2025
·
Stayed 2 nights
Property is very different from pictures. and a good 2 miles away from the main center which means you have limited food options.
Property is very different from pictures. and a good 2 miles away from the main center which means you have limited food options.
10
Michele
Jul 25, 2025
·
Stayed 2 nights
Our stay at the Breakwater Inn was great! As soon as we walked in we were greeted by a very nice woman who gave us clear instructions on where to park, where our room was, as well as menus for both the restaurant across the street Mabel's, and the restaurant in the hotel. Our room was clean, spacious, and had a beautiful balcony overlooking the water with two adirondack chairs. The bartenders were so friendly and made great drinks. Others that were staying at the hotel were just as friendly. I couldn't speak more highly of our experience. It's only a 20 minute walk to the downtown area where the shops and restaurants are. I would definitely recommend this hotel to others.
Our stay at the Breakwater Inn was great! As soon as we walked in we were greeted by a very nice woman who gave us clear instructions on where to park, where our room was, as well as menus for both the restaurant across the street Mabel's, and the restaurant in the hotel. Our room was clean, spacious, and had a beautiful balcony overlooking the water with two adirondack chairs. The bartenders were so friendly and made great drinks. Others that were staying at the hotel were just as friendly. I couldn't speak more highly of our experience. It's only a 20 minute walk to the downtown area where the shops and restaurants are. I would definitely recommend this hotel to others.
10
Suzanne
Apr 10, 2024
·
Stayed 1 night
Charming hotel by the sea. Beautiful views and walking distance to charming restaurants and quaint shops. Would love to return and stay longer next time.
Charming hotel by the sea. Beautiful views and walking distance to charming restaurants and quaint shops. Would love to return and stay longer next time.
10
Jana
Aug 4, 2024
·
Stayed 1 night
Only a 3 min walk to Colony Beach and 5 min drive to main shopping area in center of Kennebunkport. Staff was pleasant, rooms were spacious and clean. Enjoyed our stay!
Only a 3 min walk to Colony Beach and 5 min drive to main shopping area in center of Kennebunkport. Staff was pleasant, rooms were spacious and clean. Enjoyed our stay!
10
Georgia A
Apr 17, 2025
·
Stayed 4 nights
Wonderful property and great location.
Wonderful property and great location.
10
David
Sep 18, 2023
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Stayed 1 night
The bed was exceptionally comfortable and room large and nice. We loved that the hotel is away from the busy touristy area of Kennebunkport, but within easy walking distance. We loved the free bikes; we rode to see the Bush compound on Walker’s point.
The bed was exceptionally comfortable and room large and nice. We loved that the hotel is away from the busy touristy area of Kennebunkport, but within easy walking distance. We loved the free bikes; we rode to see the Bush compound on Walker’s point.
8
Maria
Oct 3, 2024
·
Stayed 2 nights
The staff were very friendly especially the young lady working in the bar. The in is about a mile out of town so dining options were limited unless one is happy to drive out. The walk into town is no problem ( for us) through the day but a bit far on an unlit road. The room was very small however that was only an issue as we took all of our cases up ) 2 large one hand luggage).
The staff were very friendly especially the young lady working in the bar. The in is about a mile out of town so dining options were limited unless one is happy to drive out. The walk into town is no problem ( for us) through the day but a bit far on an unlit road. The room was very small however that was only an issue as we took all of our cases up ) 2 large one hand luggage).
8
Steven
May 6, 2025
·
Stayed 3 nights
We arrived a few weeks prior to the opening of the Summer season. Our rooms w/balconies were great! Property is being renovated & will be really nice when completed. Also be aware there is not an elevator & the stairs are steep & narrow. Great location to downtown
We arrived a few weeks prior to the opening of the Summer season. Our rooms w/balconies were great! Property is being renovated & will be really nice when completed. Also be aware there is not an elevator & the stairs are steep & narrow. Great location to downtown
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AI-generated summary based on recent guest reviews
Dining
On-site restaurant and bar hours are inconsistent, with frequent off-season or early-week closures; when open, some praise the food and drinks. Breakfast is basic or limited, though nearby spots like Mabel’s offer alternatives.
Related guest reviews
10
Sherri
May 16, 2024
·
Stayed 2 nights
The staff is polite and friendly. Our room was quiet and clean with a lovely view. A market across the street is a delight. Parking for the hotel is in back of where you check in. You can easily pull up to either place and unload then go park the car. The breakfast gives good options. Not a lot of places to sit. Easily would stay here again.
The staff is polite and friendly. Our room was quiet and clean with a lovely view. A market across the street is a delight. Parking for the hotel is in back of where you check in. You can easily pull up to either place and unload then go park the car. The breakfast gives good options. Not a lot of places to sit. Easily would stay here again.
6
Cornelius
Sep 24, 2024
·
Stayed 1 night
The hotel was a little tired. There was supposed to be a restaurant and bar , it was closed. We expected it to be open as advertised. The rooms were clean.
The hotel was a little tired. There was supposed to be a restaurant and bar , it was closed. We expected it to be open as advertised. The rooms were clean.
6
Melissa
Sep 1, 2024
·
Stayed 2 nights
Beautiful location and very clean. Bed was super comfy and had great sheets. Our room was very spaciuos, and I appreciated the white robes. The coffee downstairs was amazing. Minor complaints…barely worth mentioning…no place to plug in a ISB charging cord. Typically lamps or outlets will also have USB charging ports, but there were none. Also, it would be nice to have a small Continental breakfast. There are places to go in town or outside the hotel, but having options available inside would be a great addition.
Beautiful location and very clean. Bed was super comfy and had great sheets. Our room was very spaciuos, and I appreciated the white robes. The coffee downstairs was amazing. Minor complaints…barely worth mentioning…no place to plug in a ISB charging cord. Typically lamps or outlets will also have USB charging ports, but there were none. Also, it would be nice to have a small Continental breakfast. There are places to go in town or outside the hotel, but having options available inside would be a great addition.
10
Karen
Sep 5, 2024
·
Stayed 2 nights
Located in a great area with a superb restaurant across the street (hotel one was not open when we were there). The staff is very helpful!
Located in a great area with a superb restaurant across the street (hotel one was not open when we were there). The staff is very helpful!
10
Michele
Jul 25, 2025
·
Stayed 2 nights
Our stay at the Breakwater Inn was great! As soon as we walked in we were greeted by a very nice woman who gave us clear instructions on where to park, where our room was, as well as menus for both the restaurant across the street Mabel's, and the restaurant in the hotel. Our room was clean, spacious, and had a beautiful balcony overlooking the water with two adirondack chairs. The bartenders were so friendly and made great drinks. Others that were staying at the hotel were just as friendly. I couldn't speak more highly of our experience. It's only a 20 minute walk to the downtown area where the shops and restaurants are. I would definitely recommend this hotel to others.
Our stay at the Breakwater Inn was great! As soon as we walked in we were greeted by a very nice woman who gave us clear instructions on where to park, where our room was, as well as menus for both the restaurant across the street Mabel's, and the restaurant in the hotel. Our room was clean, spacious, and had a beautiful balcony overlooking the water with two adirondack chairs. The bartenders were so friendly and made great drinks. Others that were staying at the hotel were just as friendly. I couldn't speak more highly of our experience. It's only a 20 minute walk to the downtown area where the shops and restaurants are. I would definitely recommend this hotel to others.
4
Larry
May 22, 2025
·
Stayed 2 nights
The hotel was completely under construction. Nothing was open. No restaurant, bar, just dust, lumber etc. This should have not been rented out in this condition, or at least they could have told us in advance.
The hotel was completely under construction. Nothing was open. No restaurant, bar, just dust, lumber etc. This should have not been rented out in this condition, or at least they could have told us in advance.
4
andrea
Oct 20, 2024
·
Stayed 1 night
The room was shabby- desperately in need of a deep clean and renovation. Stained lampshade, carpet stains, horrible old tile floor in the bathroom. The bar/restaurant was closed ( this was not communicated until we tried to go there). Where was the free breakfast? Closed for the season ☹️
The room was shabby- desperately in need of a deep clean and renovation. Stained lampshade, carpet stains, horrible old tile floor in the bathroom. The bar/restaurant was closed ( this was not communicated until we tried to go there). Where was the free breakfast? Closed for the season ☹️
6
Margaret
Jul 17, 2024
·
Stayed 2 nights
I thought the Inn had recently been updated, but this was not so. Also very strange that their restaurant is closed on Mondays and Tuesdays, since this is a resort area. Since we were there on a Monday and Tuesday there was no opportunity to even get a glass of wine and sit in the shade on the patio in the afternoon. Overall a disappointing experience.
I thought the Inn had recently been updated, but this was not so. Also very strange that their restaurant is closed on Mondays and Tuesdays, since this is a resort area. Since we were there on a Monday and Tuesday there was no opportunity to even get a glass of wine and sit in the shade on the patio in the afternoon. Overall a disappointing experience.
10
Carolyn
Jul 31, 2025
·
Stayed 2 nights
Happy with our room and staff. Had drinks by the water and dinner in the restaurant. Very friendly and great food. Overall enjoyable. Description a little deceiving with the views. Pick a balcony, otherwise you are just getting a picture window. I picked up on it, but others in our group did not like their view.
Happy with our room and staff. Had drinks by the water and dinner in the restaurant. Very friendly and great food. Overall enjoyable. Description a little deceiving with the views. Pick a balcony, otherwise you are just getting a picture window. I picked up on it, but others in our group did not like their view.
6
Christopher
Jun 14, 2023
·
Stayed 1 night
It was clean but that's about it. Staff were not super friendly nor helpful. No milk for cereal for breakfast. Had to track down to even find anyone to ask about it. Staff were not knowledgeable about local restaurants. No chairs were outside to sit in and even if there were the area around the outside smelled like dead fish. Restaurant was no open at all while we were there. Just not what I expected for the price we paid. Sorry. But I would not stay here again.
It was clean but that's about it. Staff were not super friendly nor helpful. No milk for cereal for breakfast. Had to track down to even find anyone to ask about it. Staff were not knowledgeable about local restaurants. No chairs were outside to sit in and even if there were the area around the outside smelled like dead fish. Restaurant was no open at all while we were there. Just not what I expected for the price we paid. Sorry. But I would not stay here again.
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AI-generated summary based on recent guest reviews
6
Chris
3 weeks ago
·
Stayed 3 nights
Location and proximity to colony beach are excellent. Size of the room was pretty big as well. Not a ton of amenities on the property itself though. I guess the main pros of breakwater are size of room, and AC (which Colony doesnt have). Still pretty expensive to stay though...
Location and proximity to colony beach are excellent. Size of the room was pretty big as well. Not a ton of amenities on the property itself though. I guess the main pros of breakwater are size of room, and AC (which Colony doesnt have). Still pretty expensive to stay though...
10
Kim
Aug 12, 2026
·
Stayed 3 nights
No feedback
No feedback
10
Joel
Aug 10, 2026
·
Stayed 1 night
This is a very nice quiet hotel. Great location. Next to some nice shops, restaurant, and market. And a great men’s store. About a mile from the main shop area. Overall not a full service hotel but great for what is was. Room was upscale and clean.
This is a very nice quiet hotel. Great location. Next to some nice shops, restaurant, and market. And a great men’s store. About a mile from the main shop area. Overall not a full service hotel but great for what is was. Room was upscale and clean.
10
Heather
Jun 22, 2026
·
Stayed 2 nights
We had rented "the cottage" on the harbor, huge, floor to ceiling windows, immaculate. big bathroom with 2 sinks and walk in shower and Jacuzzi tub. down side, no balcony, deck or place to sit out. Very poor water pressure. Staff lovely .
We had rented "the cottage" on the harbor, huge, floor to ceiling windows, immaculate. big bathroom with 2 sinks and walk in shower and Jacuzzi tub. down side, no balcony, deck or place to sit out. Very poor water pressure. Staff lovely .
10
Rene
May 26, 2026
·
Stayed 1 night
We were there just one night. It was a pleasant experience.
We were there just one night. It was a pleasant experience.
FAQs about Breakwater Inn
Is parking available at the property?
Yes, free self-parking is available on-site.
What are the check-in and check-out times?
Check-in is from 3:00 PM to 11:00 PM, and check-out is at 11:00 AM. Early or late check-in/check-out may be available upon request, but additional charges may apply.
What is the location of the hotel in relation to nearby attractions?
The hotel is located on the waterfront, within a 5-minute drive of Dock Square and Colony Beach. Key attractions include Colony Beach (0.3 km), St. Ann’s Episcopal Church (0.6 km), and Kennebunkport Village Green (1.2 km).
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Instant AI responses are based on hotel information
Prices for upcoming dates
September 2026
Su | Mo | Tu | We | Th | Fr | Sa |
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October 2026
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Cheaper
Pricier
Average nightly price across deals, with taxes & fees.
Prices in USD for 2 guests, updated daily.
- 2026-09-14: NO DATA
- 2026-09-15: 342.0964853642578USD
- 2026-09-16: 332.4579769951172USD
- 2026-09-17: 388.80814613671873USD
- 2026-09-18: NO DATA
- 2026-09-19: NO DATA
- 2026-09-20: 332.65948639599605USD
- 2026-09-21: 329.44019502392575USD
- 2026-09-22: 332.4579769951172USD
- 2026-09-23: 343.85017699804683USD
- 2026-09-24: 341.4493877285156USD
- 2026-09-25: NO DATA
- 2026-09-26: NO DATA
- 2026-09-27: 336.77558790966793USD
- 2026-09-28: 338.93437576171874USD
- 2026-09-29: 341.4493877285156USD
- 2026-09-30: 338.93437576171874USD
- 2026-10-01: 399.97207679736323USD
- 2026-10-02: NO DATA
- 2026-10-03: 484.65461558642573USD
- 2026-10-04: 384.2695896533203USD
- 2026-10-05: 339.53798849267577USD
- 2026-10-06: 341.5708989887695USD
- 2026-10-07: 339.53798849267577USD
- 2026-10-08: 336.77558790966793USD
- 2026-10-09: NO DATA
- 2026-10-10: NO DATA
- 2026-10-11: 339.53798849267577USD
- 2026-10-12: 332.4579769951172USD
- 2026-10-13: 335.69617637841793USD
- 2026-10-14: 337.85499944091794USD
- 2026-10-15: 361.4220925224609USD
- 2026-10-16: 391.82543516162104USD
- 2026-10-17: 422.5086304511718USD
- 2026-10-18: 330.91114675048823USD
- 2026-10-19: 330.954561234375USD
- 2026-10-20: 321.20411884716793USD
- 2026-10-21: 330.954561234375USD
- 2026-10-22: 321.20411884716793USD
- 2026-10-23: 368.0484525922851USD
- 2026-10-24: 400.187881640625USD
- 2026-10-25: 331.3785654638672USD
- 2026-10-26: 180.5011567734375USD
- 2026-10-27: 186.73773717041016USD
- 2026-10-28: 184.29974806127927USD
- 2026-10-29: 176.4633632988281USD
- 2026-10-30: 236.05947812255857USD
- 2026-10-31: 218.35043550366208USD
- 2026-11-01: 174.49444779418943USD
- 2026-11-02: 188.63299241528318USD
- 2026-11-03: 189.68532711108398USD
- 2026-11-04: 176.4633632988281USD
- 2026-11-05: 189.68532711108398USD
- 2026-11-06: 233.44450369042966USD
- 2026-11-07: 214.3626056564941USD
- 2026-11-08: 183.86713487695312USD
- 2026-11-09: 176.4633632988281USD
- 2026-11-10: 176.4633632988281USD
- 2026-11-11: 184.57893171313475USD
- 2026-11-12: 186.5314743588867USD
- 2026-11-13: 214.3626056564941USD
- 2026-11-14: 233.04956568676755USD
The front desk is open during the following times:
- Sunday - Thursday: 7:00 AM - 9:00 PM
Check-in must be done by someone who is at least 21 years old.
- Extra-person charges may apply and vary depending on property policy
- Government-issued photo identification and a credit card may be required at check-in for incidental charges
- Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed
- The name on the credit card used at check-in to pay for incidentals must be the primary name on the guestroom reservation
- This property accepts credit cards; cash is not accepted
- Cashless transactions are available
- Safety features at this property include a carbon monoxide detector, a fire extinguisher, and a smoke detector
- This property has outdoor spaces, such as balconies, patios, terraces which may not be suitable for children; if you have concerns, we recommend contacting the property prior to your arrival to confirm they can accommodate you in a suitable room
- Cashless payment methods are available for all transactions.
- Contactless check-out is available.
- This property welcomes guests of all sexual orientations and gender identities (LGBTQ+ friendly).
Popular amenities
Parking
Restaurant
Non-Smoking Rooms
Housekeeping
Banquet Facilities
Bicycle Rental
Parking
Parking
Free Parking
Electric Car charging station
Parking Onsite
Activities
Beach (Nearby)
Internet
Free Wi-Fi
Services
Housekeeping
Banquet Facilities
Bicycle Rental
General
Restaurant
Non-Smoking Rooms