Rooms & Rates

Room Rates & Extras

Relax in the very center of Cape Cod in an old sea captain’s home. The Simmons Homestead Inn in Hyannis Port is your truly your home away from home. You get a full breakfast in the morning and coffee and tea are available 24 hours a day. We do a Wine Hour from 5-6 every day. It is mainly a social hour with free wine to get you ready for dinner. This is when we show you actual menus of the great restaurants here in town that we recommend, There are close to 100 places to eat from Dunkin Donuts on up, but we recommend less than a dozen and they are really good.

Every room has a private bathroom, small TVs, free Wi-Fi, A/C, extra pillows, hair dryers and irons. All the rooms have an animal theme of sorts, though none of the those animals actually live in the rooms. And in addition to all the stuff in your rooms, we have a dozen bikes, beach towels and chairs, and more you can borrow free.

Everything wonderful from beaches to great restaurants to ferries to the islands are all within 2 miles of the Inn. Come often and enjoy your stay.

There are 3 rates shown in this order with each room.

1 – Summer June 9-September 14.  2 – Spring April 5-June 8 and Fall September 15 -November 30.  3 – Winter December 1-March 31. Those are the weekend and holiday Rates. Weekdays are $10 less except holidays.

If you are staying longer we will give an additional discount. For 3 or more nights we take off $20 a night. The online booking requires 2-night minimum stays on holidays and weekends during the High Season. In some cases, we can still fit you in for a single night over a weekend or holiday. So call us directly (508-778-4999) or e-mail – as the automated system can’t do that.

In several rooms an extra person can be included.

Rooms 1 & 11 can have a twin size roll-a-way that can handle an adult. We can get a 5 foot mattress on the floor for kids in rooms 1, 4, 5, 6, 9, 10, 11, 12. We can get a Port-a-Crib in most rooms for kids up to 3.

Adults are $40 more a night, kids 5 to 16 are $20, and kids up to 5 are freebies.

Dogs are allowed in any room and there is a $25 clean-em-up charge. First floor rooms (1, 2, 3, 9, 10) are best for dogs as they are near doors to the outside. Rooms 9 & 10 in the rear wing are great. They each have enclosed private decks with access to the back yard.

To Book Now, call Bill the Innkeeper direct at (508) 778-4999 today!

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.

Room 1 – The Cat Suite ($240/$180/$160)

A 2 room suite only 25 years old just off the Common Room. Well, the front room is 225 years old like the rest of the house, but we cut a hole in the back wall and built a nice king size bedroom about 25 years ago. We converted the old den into a sitting and relaxing area that is yours alone, it can also take a full-size twin roll-away 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.

Room 2 – The Dogs’ Room ($200/$150/$120)

Corner room at the rear 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 board that a guest can stick up a photo of their dog while here at the Inn, and dogs love the room!

Room 3 – The Atlantic Ocean Room ($210/$160/$130)

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 it 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. Fireplace $20 more (if used.)

Room 4 – The Simmons Pond Room ($210/$160/$130)

Gotta be our most romantic room. Working fireplace in the winter, bright 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, and we have had several anniversaries as well. Animals are from Simmons Pond out back of the Inn. Frogs, toads, turtles, swans, seagulls, but no mosquitoes. Fireplace $20 more (if used.)

Room 5 – The Owls Room ($210/$160/$130)

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, where there are a couple of real owls.

Room 6 – The Rabbit Hutch ($230/$180/$150)

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 bathroom, cast iron tub and shower. Beatrix Potter feels right at home here along with Thumper and Peter. Dozens of rabbits live here, but none will hide under your covers.

Room 7 – The Geese Room ($210/$160/$130)

Our country room is a nice, very bright barnyard. Runs across the back of the second floor overlooking the lawn down to Simmons Pond, where there are a number of Canada geese and swans. Exposure on three sides. You get more Cape Cod sun and breeze than anyone else. Big comfy bathroom, cast iron tub and shower. Cherry Shaker style four-poster queen bed that is a mile off the floor.

Room 8 – The Hyannis Port Room ($210/$160/$130)

The room runs across the side on the second floor and faces every direction with windows front and back, and a cathedral ceiling. The breeze blows over the dining room and comes in the back windows and out the front. That’s what we call 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 nicely private.

The Servant’s Quarters

This rear wing was originally the kitchen and two maids’ rooms. But for the last 30 years home to rooms 9 and 10. They are connected by a hallway and kinda like a summer cottage here on the cape. Both rooms have private enclosed decks, which are great for dogs as well as people and have exits to the back yard. Since dogs can’t come to the breakfast table, you can come in and get breakfast and take it back to the table on your deck and eat with the dogs or even with your spouse. Only drawback in the Winter is that you have to walk outside to get into the main part of the Inn.

Room 9 – The Fish Aquarium ($250/$180/$150)

This room was originally the kitchen couple hundred years ago, and now 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 or a twin roll-away bed can fit in just fine. We also added a private enclosed deck on this room. It has a table and chairs, and you can take breakfast back and get a suntan while eating.

Room 10 – Birds and Butterflies ($260/$200/$150)

At the outside end 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.

The Annex

Is a separate building, across the driveway from the Main Inn. Took a 200-year-old Cape Cod barn and basically rebuilt it, and got a really great building. This building houses a common room, the billiard room, Bill the Innkeeper’s office, and second floor bedrooms, including the two-bedroom suite. It also has Bill’s space and bedroom, 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.

Room 11 – Cape Cod Critters ($220/$170/$150)

Raccoons, foxes, seagulls, swans and ducks are all over this huge room on the second floor. The cathedral ceiling shows how the two parts of the barn were joined. This is the largest room we have. Historic queen canopy bed and also has a full size twin roll-away in the closet if you need it for a third person. Great sitting area, and a ‘door’ overlooking the lawns and Bill’s garages. The room itself is about 200 years old, but has a great bathroom with shower that’s about 30 years old now.

Room 12 – The Two Bedroom Suite  ($320/$240/$200)

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 with tub and shower 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 rocking ‘horse’ chair in here. This suite is the ideal choice for families with older kids or in-laws traveling with them. Two rooms at way 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.