Best Cape Cod Inn Room Rates at Simmons Homestead Inn

Cape Cod Hyannis Port Inn

Phone 508-778-4999 to book Guestrooms and Suites

Cape Cod Bed and Breakfast Inn Rooms & Rates

All accommodations at Simmons Homestead Inn have their own private baths, Wi-Fi, new flat-screen TVs, individual heat controls and privacy. (In-Season: Summer / Between Seasons: Spring & Fall / Off-Season: Winter). In-season, room rates run June 12 to September 19. Fall rates September 20 through November. Winter runs December to March, and spring is April to mid-June. Weekday Room Rates are $20 less year round. Rates drop lower for longer stays, so contact us directly. An additional person in the room is $20 more a night, and kids under 10 are $10. If you have a dog, there’s a 1-time $25 dog charge for extra cleaning at the end.

Go to our automated reservation system and book online. Or call 508-778-4999 directly, especially if you are staying more than a couple of nights, and we’ll give you even better pricing. The online booking requires 2-night minimum stays on weekends during the High Season. In many cases, we can still fit you in, but do CALL US DIRECTLY. We take a credit card to hold, then we send a confirmation and directions, and have you send a check. We’d rather give you a discount than the credit card folks. Phone 508-778-4999 to book or Email Bill or click this link:

The Main Inn at Simmons Homestead

The Main Inn building is home for rooms 1 through 8, the main common room, the breakfast room, and porches. Rooms 1, 2, and 3 are on the main floor. Rooms 4 through 8 are on the second floor. All with their own baths, of course, with irons, hair dryers, and all that. No rooms actually abut another, so everything is very private and relaxing – the way it should be in an old manor house on Cape Cod. They all have fun animal themes. Best rooms for dogs are on first floor by doors to the yard. The rooms have either king or queen-size beds. One can have two twins. The two rooms, 9 & 10, in the back Servants Quarters both have private enclosed decks, which are great for dogs as well as people. For families with older kids, there is the 2-bedroom suite in the Annex. All rooms have Wi-Fi, new flat-screen TVs, and individual heat controls.

Room 1 – The Cat Suite

Brand new addition. Well, the front room is 200 years old like the rest of the house, but we cut a hole in the back wall and built a nice size bedroom. We converted the old bedroom into a sitting and relaxing area that is yours alone, it can also take a full-size twin rollaway bed if there are 3 of you. A great suite has replaced our smallest room. Lots of room now for all those cats to play. King-size wrought iron canopy bed and the inn’s largest bath with a cast iron tub. First floor facing the back. Gets a great breeze. BOOK NOW ($220/$200/$180) Phone 508-778-4999

Room 2 – The Dogs’ Room

Corner room on the first floor that gets all the ocean breezes coming in from the southwest and the sunset to boot. Queen-size bed, small bath with a shower. Small but cozy, fun and relaxing – also a great room if you have a dog, as it is next to the door leading to the porch and backyard. In addition to the Dog Theme, there’s a cork wall that any guest can stick up a photo of their dog as dogs love the room!
BOOK NOW ($200$150/$130) Phone 508-778-4999

Room 3 – The Atlantic Ocean Room

Queen canopy bed, nice bathroom with shower. Front corner room on the first floor. Also another great room for dog owners, as this one is by one of the front doors. Winter is the best, with a large working fireplace and all the wood you need. You won’t want to leave. Animals in this room come from Lemuel Simmons ocean voyages. Whales, dolphins, seagulls and even a winter penguin. BOOK NOW ($200/$160/$130) fireplace $25 more (if used.) Phone 508-778-4999

Room 4 – The Simmons Pond Room

Gotta be our most romantic room. Working fireplace in the winter, brightest room in the summer. Queen canopy bed, shower, and all that. Front corner room on the second floor. Gets the morning sun so you can get up and at ‘em early and get your money’s worth of Cape Cod vacation time. This is our most romantic room, as seven proposals were made here over the years. Animals are from Simmons Pond out back of the Inn. Frogs, toads, turtles, swans, and no mosquitos. BOOK NOW ($200/$160/$130) fireplace $20 more (if used.) Phone 508-778-4999

Room 5 – The Owls Room

Lots of hoots on the rear corner of the second floor. Queen brass bed, shower and great cross ventilation. One of the brightest and breeziest rooms overlooking the back yard and Simmons Pond. BOOK NOW ($200/$160/$130) Phone 508-778-4999

Room 6 – The Rabbit Hutch

This was the original master bedroom, large room with a king bed, and lots of floor space. The bed has a net canopy and a nice sitting area. Huge bath, cast iron tub and shower. Beatrix Potter feels right at home here along with Thumper and Peter. More than 100 odd rabbits live here. BOOK NOW ($220/$180/$150) Phone 508-778-4999

Room 7 – Geese with a few Cows

Our country room is a nice, very bright barnyard. Runs across the back of the second floor overlooking the lawn. Exposure on three sides. You get more Cape Cod sun and breeze than anyone else. Huge bath, cast iron tub and shower. Cherry Shaker style four-poster queen bed that is a mile off the floor. BOOK NOW ($200/$160/$130) Phone 508-778-4999

Room 8 – The Hyannis Port Room

The room runs across the side on the second floor and faces every direction with windows all over and a cathedral ceiling. The breeze blows over the dining room and comes in the back windows and out the front. That’s why we call it Cape Cod air conditioning.  Queen Windsor bed, new bath with tub and shower. Pictures and animals all from within a mile of the inn. Off by itself at the top of the stairs and private. BOOK NOW ($200/$160/$130) Phone 508-778-4999

The Servants’ Quarters at Simmons Homestead Inn


The Servants’ Quarters is a two-room wing in the rear of the Main House that used to house the kitchen and two maids’ rooms. Now there are two large rooms, Rooms 9 and 10 both with a private deck. There is a separate entrance and kinda like a little cottage-type feel. These are great rooms for folks traveling with dogs, as you have quick access to the backyard. Also, two couples traveling together will find this setup perfect just like your own private house on Cape Cod.

Room 9 – The Fish Aquarium

This room is a great large bright room with cathedral ceiling. There is a new bathroom with tub and shower. This room can be adapted as either a king-size bedroom or one with two twin beds. There is also enough floor space left over that a couple of kid mattresses can fit in just fine. We also added a private deck on this room. It has a table and chairs, and you can take breakfast back and get a suntan while eating. BOOK NOW ($240/$190/$150) Phone 508-778-4999

Room 10 – Birds, Butterflies & Parrots

At the outside of the Servants’ Quarters, this is about our nicest, and certainly brightest, room. Cathedral ceiling, great old bathroom with a cast iron tub and shower. It also has twin French doors leading to a private deck. Heck, grab some of Bill’s breakfast and bring it back to your own table on the deck. King-size bed and a nice sitting area. Number one choice for folks with dogs. BOOK NOW ($250/$200/$150) Phone 508-778-4999

The Annex at Simmons Homestead Inn

The Annex is a separate building, across the driveway from the Main Inn at the Simmons Homestead. Take a 200-year-old Cape Cod barn and basically rebuild it, and you get a really great building. This building houses a common room, the billiard room, Bill the Innkeeper, and four bedrooms, including the two-bedroom suite. It also has Bill’s office, and the Inn cats live on the first floor of this building. There is a separate entrance to the upstairs rooms so no worries about cat allergies up there. Plus it is right next to Toad Hall – home of Bill’s Classic Sports Cars Collection – and you can check that out for free as a guest of the Simmons Homestead Inn – right here in Hyannis Port.

    Room 11 – Cape Cod Critters

    Raccoons, foxes, seagulls and ducks are all over this huge room. The cathedral ceiling shows how the two parts of the barn were joined. This is the largest room we have. Used to be Bill’s, and he has always pampered himself. Historic queen canopy bed and also has a full size twin if you need it for a third person. Great sitting area, and a ‘door’ overlooking the lawns and Bill’s garages. BOOK NOW ($220/$180/140) Phone 508-778-4999

Room 12 – The Two Bedroom Suite

This is a 2 bedroom suite for families. There is a room with a queen size bed and then a separate room with 2 twin beds and then a common bathroom for the two. A mattress can be put in if there are five people. Sometimes, except Summers, it may be possible to rent just the twin bedroom part at the same room rate as queen rooms.

      Room 12A – Horse and Hound Room

      The ‘adult’ half of the suite has a queen-size bed. Like the entire second floor of the Barn, there is a high sloping cathedral ceiling. There are chairs, desk and lots of doggie things all over the place. There is actually a somewhat usable rocking horse in here. This suite is the ideal choice for families with older kids or in-laws traveling with them. Two rooms at less cost than two separate rooms.

          Room 12B – Little Critters Room

          Just had to find a place for squirrels, frogs, turtles and all the neat small critters. Also great for smaller people as well. This is the ‘kids’ half of the suite. Two twin beds that came out of my son’s room eons ago. Also has a rocker, carriages and lots of other fun stuff. The two bedrooms are connected by a common private hall that also has the full bathroom connected. There is a tub, shower, and a lot of space. BOOK NOW ($300/$250/200) Phone 508-778-4999
      • innkeeper room

        Room 14 – The Innkeeper’s Room

        The animal theme here is basically about 10-20 live cats. They live here at night. Bill lives here, but if the rest of the inn is full, and if you whine enough, he might be willing to give it up for a night. He says he can always just sleep over at a bar, or have several Scotches, and sleep in his workshop. But you have to have a damn good reason to oust him. The cats will still hang around though. BOOK NOW ($1,000+) And only available in a serious crisis.

      Best Cape Cod Inn – Best Rooms, Best Rates, Best Pet-Friendly Inn – Phone 508-778-4999

Cape Cod Bed and Breakfast Hyannis MA Simmons Homestead Inn B&B