See all properties

Breakwater Inn

4.5 star property
Riverfront hotel with a restaurant and a bar

Choose dates to view prices

Photo gallery for Breakwater Inn

Food and drink
Property grounds
View from property
1 bedroom, hypo-allergenic bedding, pillowtop beds
Aerial view

Reviews

8.4 out of 10
Very good

Popular amenities

  • Bar
  • Housekeeping
  • Air conditioning
  • Parking included
  • Free WiFi
  • Restaurant

Explore the area

View in a map
127 Ocean Avenue, Kennebunkport, ME, 04046
  • Place, Kennebunkport Village Green
    ‪13 min walk‬
  • Place, Dock Square
    ‪19 min walk‬
  • Place, Walker's Point
    ‪2 min drive‬
  • Airport, Portland, ME (PWM-Portland Intl. Jetport)
    ‪43 min drive‬

Room options

View all photos for Inn Queen Courtyard View

Inn Queen Courtyard View | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Inn Queen Courtyard View

9.2 out of 10
Wonderful
(5 reviews)
  • 301 sq ft
  • Sleeps 2
  • 1 Queen Bed

View all photos for Spa King, Water view

Spa King, Water view | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Spa King, Water view

8.8 out of 10
Excellent
(12 reviews)
  • 377 sq ft
  • Harbor view
  • Sleeps 2
  • 1 King Bed

View all photos for River View, King, w/ Porch

River View, King, w/ Porch | 1 bedroom, hypo-allergenic bedding, pillowtop beds

River View, King, w/ Porch

8.6 out of 10
Excellent
(4 reviews)
  • Water view
  • Sleeps 2
  • 1 King Bed

View all photos for Riverside, King, Water View

Riverside, King, Water View | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Riverside, King, Water View

9.0 out of 10
Wonderful
(6 reviews)
  • Ocean view
  • Sleeps 2
  • 1 King Bed

View all photos for Inn King, Junior Suite, Partial Water View

Inn King, Junior Suite, Partial Water View | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Inn King, Junior Suite, Partial Water View

8.0 out of 10
Very good
(1 review)
  • 1 bedroom
  • Ocean view
  • Sleeps 3
  • 1 King Bed

View all photos for Inn King Courtyard View

1 bedroom, hypo-allergenic bedding, pillowtop beds

Inn King Courtyard View

10.0 out of 10
Exceptional
(2 reviews)
  • 301 sq ft
  • Sleeps 2
  • 1 King Bed

View all photos for Spa, King Suite

Spa, King Suite | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Spa, King Suite

  • 1 bedroom
  • Partial ocean view
  • Sleeps 2
  • 1 King Bed

View all photos for Breakwater Exclusive Waterfront Cottage

Breakwater Exclusive Waterfront Cottage | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Breakwater Exclusive Waterfront Cottage

  • 1000 sq ft
  • 1 bedroom
  • Sea view
  • Sleeps 2
  • 1 King Bed

View all photos for Spa Queen Partial Waterview

1 bedroom, hypo-allergenic bedding, pillowtop beds

Spa Queen Partial Waterview

8.0 out of 10
Very good
(1 review)
  • Partial ocean view
  • Sleeps 2
  • 1 Queen Bed

View all photos for Spa Queen Partial Waterview w/ Porch

1 bedroom, hypo-allergenic bedding, pillowtop beds

Spa Queen Partial Waterview w/ Porch

8.0 out of 10
Very good
(1 review)
  • Partial ocean view
  • Sleeps 2
  • 1 Queen Bed

View all photos for Inn Double Waterview

Inn Double Waterview | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Inn Double Waterview

8.0 out of 10
Very good
(1 review)
  • Sea view
  • Sleeps 2
  • 1 Double Bed

View all photos for Riverside, King, Partial Water View

1 bedroom, hypo-allergenic bedding, pillowtop beds

Riverside, King, Partial Water View

10.0 out of 10
Exceptional
(3 reviews)
  • Partial ocean view
  • Sleeps 2
  • 1 King Bed

View all photos for Inn King, Water View

1 bedroom, hypo-allergenic bedding, pillowtop beds

Inn King, Water View

  • Partial ocean view
  • Sleeps 2
  • 1 King Bed

View all photos for Premium Room, 2 Queen Beds, Harbor View

1 bedroom, hypo-allergenic bedding, pillowtop beds

Premium Room, 2 Queen Beds, Harbor View

  • 377 sq ft
  • Harbor view
  • Sleeps 4
  • 2 Queen Beds

About the neighborhood

Kennebunkport

Located within a 5-minute walk of Colony Beach, Breakwater Inn is within a 15-minute stroll of St. Ann’s Episcopal Church. This 4.5-star hotel has 35 guestrooms and offers conveniences like a restaurant, free in-room WiFi, and free self parking.

What's nearby

  • Colony Beach - 7 min walk - 0.4 miles
  • Kennebunkport Village Green - 13 min walk - 0.7 miles
  • Dock Square - 19 min walk - 1.0 mile
  • Walker's Point - 2 min drive - 0.7 miles
  • Gooch's Beach - 2 min drive - 0.7 miles

Getting around

  • Wells Regional Transportation Center - 17 min drive
  • Portland Intl. Jetport Airport (PWM) - 36 min drive

Restaurants

  • ‪Alisson's Restaurant - ‬19 min walk
  • ‪Federal Jack's - ‬3 min drive
  • ‪Pilot House - ‬2 min drive
  • ‪The Clam Shack - ‬20 min walk
  • ‪Mornings in Paris - ‬3 min drive

About this property

Breakwater Inn

Riverfront hotel with a restaurant and a bar
At Breakwater Inn, guests have access to free WiFi in public areas, coffee in a common area, and free use of bicycles. Free parking is available if you drive. Other amenities at this luxury hotel include express check-out, a water dispenser, and wedding services.
32-inch LED TVs come with cable channels, and guests can stay connected with free WiFi. Pillowtop beds grant a restful night's sleep, and bathrooms offer hair dryers and free toiletries. Wardrobes or closets are also included. Change of towels is available on request.
Recreational amenities at the hotel include complimentary bicycles.

The recreational activities listed below are available either on site or nearby; fees may apply.

Similar properties

Front of property
The Colony Hotel
  • Pool
  • Pet friendly
  • Parking included
  • Free WiFi
8.8 out of 10, Excellent, 960 reviews
$149 nightly
The price is $162
Nov 2 - Nov 3
Total with taxes and fees
The Colony Hotel

Property amenities

Internet

  • Available in all rooms: Free WiFi
  • In-room WiFi speed: 50+ Mbps
  • Available in some public areas: Free WiFi

Parking and transportation

  • Free uncovered self parking on site
  • Limited onsite parking (max 1 space per unit)

Food and drink

  • A bar/lounge
  • A restaurant
  • Coffee and tea in common areas

Restaurants on site

  • Port Fish & Chophouse

Things to do

  • Free bicycle rentals

Conveniences

  • Water dispenser

Guest services

  • Change of bedsheets (on request)
  • Change of towels on request
  • Housekeeping (daily)
  • Wedding services

Outdoors

  • In a nature reserve
  • On a river
  • Outdoor entertainment area
  • Outdoor furniture

Accessibility

  • If you have requests for specific accessibility needs, please contact the property using the information on the reservation confirmation received after booking.
  • Area rugs in public areas
  • Hardwood flooring in public areas
  • No elevator
  • Stair-free path to entrance
  • Tile flooring in public areas

More

  • 4 floors
  • At least 80% lighting from LEDs
  • Locally-owned and organized tours and activities
  • Smoking not allowed
  • Water dispenser usage encouraged

Room amenities

Bedroom

  • Bedsheets provided
  • Hypo-allergenic bedding
  • Pillowtop mattress

Bathroom

  • Bathrobes
  • Free toiletries
  • Hair dryer
  • Private bathroom
  • Shampoo
  • Shower
  • Soap
  • Toilet paper
  • Toothbrush and toothpaste (on request)
  • Towels provided

Entertainment

  • 32-inch LED TV with cable channels

More

  • Air conditioning (climate-controlled)
  • Heating (climate-controlled)
  • Individual furnishings
  • Iron/ironing board on request
  • LED lighting

Policies

Check-in

Check-in start time: 3:00 PM; Check-in end time: anytime
Minimum check-in age: 21

Check-out

Check-out before 11:00 AM
Contactless check-out available
Express check-out available

Special check-in instructions

The front desk is open Sunday - Thursday (7:00 AM - 9:00 PM) and Friday - Saturday (7:00 AM - 11:00 PM)
The check-in location differs from the property location; go to: [Mabel's House, 126 Ocean Ave (across street from Breakwater Inn)]
Front desk staff will greet guests on arrival at the property

Access methods

Staffed front desk

Pets

  • This property doesn't allow pets

Property payment types

Important information

You need to know

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 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
  • Check-in: 3:00 PM—-anytime
  • Check-out: 11:00 AM
  • Minimum check-in age: 21
Driving? This property offers free parking.

We should mention

Details about charges, deposits, or other important information:

  • This property is managed by a professional host. The provision of housing is linked to their trade, business, or profession.
  • 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.
  • Charges for extra guests may apply and vary depending on the property's policy.
  • A credit card for incidental charges and a government-issued photo ID may be required at check-in.
  • Special requests are subject to availability at the time of check-in and can't be guaranteed. Certain requests may come with additional charges.
  • This property accepts credit cards. Cash is not accepted. 
  • The credit card used at check-in for incidentals must be in the name of the primary guest who made the reservation.
  • Onsite safety features include a carbon monoxide detector and a smoke detector.
  • Cashless payment methods are available for all transactions.

Additional information about polices, regulations, and more:

  • There are no elevators.
  • No cribs or infant beds are available.
  • No rollaway or extra beds are available.
  • This property welcomes guests of all sexual orientations and gender identities (LGBTQ+ friendly).

Property is also known as

Breakwater Inn
Breakwater Inn Kennebunkport
Breakwater Kennebunkport
The Breakwater Inn And Spa Kennebunkport, Maine
The Breakwater Hotel Kennebunkport
The Breakwater Inn And Spa Kennebunkport Maine
The Breakwater Inn Spa
Breakwater Inn Hotel
The Breakwater Inn Spa
Breakwater Inn Kennebunkport
Breakwater Inn Hotel Kennebunkport

Frequently asked questions

What is there to do close to Breakwater Inn?

This hotel is located in Kennebunkport, just steps from Colony Beach. You'll also find Dock Square and Kennebunkport Village Green less than a mile away.

How much does it cost to stay at Breakwater Inn?

As of Oct 31, 2025, prices found for a 1-night stay for 2 adults at Breakwater Inn on Nov 12, 2025 start from $142.49, excluding taxes and fees. This price is based on the lowest nightly price found in the last 24 hours for stays in the next 30 days. Prices are subject to change. Choose your dates for more accurate prices.

Will I be able to park at Breakwater Inn?

Yes, uncovered self parking is offered for free at the hotel. Bicycle parking is also available for guests. You'll find a max of 1 space per unit.

Does Breakwater Inn feature a casino?

No, Breakwater Inn doesn't have a casino.

Is there an indoor pool at Breakwater Inn?

No, there is no indoor pool at this hotel.

What do couples enjoy most about Breakwater Inn?

This riverfront hotel offers plenty of amenities for couples including a bar, an ocean-view restaurant, and a nature reserve.

Are there hot tubs at Breakwater Inn?

No, this hotel doesn't have a spa tub.

Does Breakwater Inn feature a restaurant that includes a breakfast menu?

No, Breakwater Inn doesn't have a restaurant that serves breakfast.

Does Breakwater Inn allow pets to stay free of charge?

No, pets aren't allowed at Breakwater Inn.

Does Breakwater Inn have connecting rooms?

No, there aren't connecting guestrooms at this hotel.

Where is the closest airport to Breakwater Inn?

The closest major airport to Breakwater Inn is Sanford, ME (SFM-Sanford Seacoast Regional), which is 14.5 mi away (25 minutes by car). Another top airport is Portland Intl. Jetport Airport (PWM), which is located 28.5 mi away (36-minute drive).

Are there rooms with balconies that I can book at Breakwater Inn?

Yes, some guestrooms at this hotel offer either a balcony or a porch where guests can enjoy ocean or courtyard views.

Does Breakwater Inn have a wedding venue?

Take advantage of the wedding venue at Breakwater Inn if you plan to say "I do" during your trip.

Breakwater Inn Reviews

Reviews

8.4

Very Good

Rating 10 - Excellent. 22 out of 43 reviews
Rating 8 - Good. 10 out of 43 reviews
Rating 6 - Okay. 8 out of 43 reviews
Rating 4 - Poor. 3 out of 43 reviews
Rating 2 - Terrible. 0 out of 43 reviews

9.0/10

Cleanliness

8.6/10

Staff & service

8.6/10

Amenities

8.4/10

Property conditions & facilities

8.6/10

Eco-friendliness

Reviews

4/10 Poor

Jun

Liked: Cleanliness, property conditions & facilities, room comfort
Disliked: Staff & service
Stayed 1 night in Jul 2025

10/10 Excellent

Jacques

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Wonderful experience
Stayed 1 night in Jul 2025

10/10 Excellent

Carolyn

Traveled with family
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

Great stay

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.
Stayed 2 nights in Jul 2025

8/10 Good

Christopher

Traveled with family
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 2 nights in Jul 2025

10/10 Excellent

Michele

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
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.
Stayed 2 nights in Jul 2025

8/10 Good

Michelle

Liked: Cleanliness, staff & service, property conditions & facilities
Stayed 4 nights in Jul 2025

10/10 Excellent

Verified traveler

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Amazing stay - but they should remove "Spa" from their title as they don't have a Spa anylonger.
Stayed 2 nights in Jul 2025

10/10 Excellent

Rosetta

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We loved the view of the bay, and the covered outside patio seating area.
Stayed 1 night in Jun 2025

6/10 Okay

Gary, Frankfort

Liked: Cleanliness, property conditions & facilities
Stayed 3 nights in Jul 2025

10/10 Excellent

Matthew

Stayed 2 nights in Jul 2025

10/10 Excellent

Susan

Traveled with partner
Liked: Cleanliness, staff & service, property conditions & facilities
Had a rough start to our booking, when 2 days before arriving we were called and said our room had flooded due to a pipe burst, and they had to cancel our reservation. However, after working through Expedia the Inn found us a replacement room. Checking in was a bit confusing, as the hotel is not clearly marked. There is a small awning that says Breakwater, but with shops on the ground floor we thought that was referencing the shopping plaza, and not where to go to check in. But alas, after circling several times we walked in and found someone. It was a beautiful location, and walkable to downtown Kennebunkport with a lot of shopping and dining options.
Stayed 2 nights in Jun 2025

8/10 Good

Mark

Stayed 2 nights in May 2025

6/10 Okay

Jennifer S Golden

Traveled with family
Liked: Cleanliness, property conditions & facilities
Disliked: Room comfort
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.
Stayed 3 nights in Jun 2025

8/10 Good

AmyJane

Traveled with partner
Liked: Cleanliness
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.
Stayed 2 nights in May 2025

6/10 Okay

Hilary

Liked: Cleanliness
Stayed 2 nights in May 2025

4/10 Poor

Larry

Business traveler
Disliked: Property conditions & facilities, room comfort

Under Construction

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.
Stayed 2 nights in May 2025

10/10 Excellent

marie

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The view was amazing. The room was spacious, comfortable and gorgeous.
Stayed 2 nights in May 2025

6/10 Okay

John

Traveled with partner
Liked: Staff & service
Disliked: Amenities
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
Stayed 1 night in May 2025

8/10 Good

Mary

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

second trip here

Lovely views from our suite. Room was spacious and tastefully furnished. Hotel was undergoing renovations but still a good stay.
Stayed 3 nights in May 2025

8/10 Good

Steven

Traveled with group
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
Stayed 3 nights in May 2025

10/10 Excellent

Lindsey

Stayed 1 night in Mar 2025

6/10 Okay

Linda

Liked: Cleanliness, property conditions & facilities, room comfort

Not what we booked!

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!
Stayed 2 nights in Apr 2025

10/10 Excellent

Georgia A

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Wonderful property and great location.
Stayed 4 nights in Apr 2025

8/10 Good

Cynthia

Liked: Cleanliness, staff & service
Stayed 2 nights in Feb 2025

6/10 Okay

Verified traveler

Disliked: Cleanliness
The linens were all stained and they only clean every 3 days so we knew they wouldn’t change them.
Stayed 2 nights in Feb 2025