This charming motor inn appears to be revamped for today's travelers. It may not be an old inn,…read morebut it has the vibe of a classic motor inn, which I love! The rooms are decorated with a clean & modern look and so tastefully appointed! We spent one night here, and when we arrived the innkeeper greeted us with a smile and a warm welcome. It was worth the stop. I only wish we had taken advantage of the many fire pits and Adirondack chairs on the rear lawn!

Wonderful "old time " drive up motel ! Fabulous decor in rooms and extremely clean . The grounds…read moreare beautifully landscaped with Picnic tables , and there are fire pits with free wood ! Absolutely beautiful motel. Will definitely stay again ! 5 stars but would give 10 if possible !

Amazing!!! We stayed in a little cottage. It was clean, well kept, excellent amenities including…read morefull kitchen, laundry, ocean view deck, and convene it parking!!! This location is exceptional and the expereince is one we will repeat annually for sure!!! Thank you Philbrick's by the Sea!!!

Regretfully 2.5 years was was 2 years too long for us, here is our experience of the stay and our…read moreopinions. We signed a 3 year lease spending the 1st year there mostly on weekends and occasional days during the week, once we made it our single home after selling our house over a year ago reality set in. A lot of people will think they want to live at their favorite vacation spot until you live with the reality of random people who can & will walk/run by your living room sliders just feet away from your so called privacy at all times of day and night, it is a motel... When we were 1st there the night sky was amazing until an enormous flag went up that needs enormous lights to illuminate it every night. Then once the property owner's primary home was reportedly (by him) auctioned off he moved his family into one of the homes, (the former renters of that unit had a year plus lease, apparently they bailed within a few months), shortly after that the ongoing state of construction seemed to increase. With the heavy equipment and contractors trucks / trailers coming and going we woke one morning this past spring to the back of my wife's SUV having the rear corner punched in, we surely could not confirm that it happened in the parking lot so the next day I put a web cam pointing out back..damage done but we at least tried to be more careful. Dogs are (seemingly) not allowed on the property but one day earlier this year his contractor's 70lb dog came bounding into our open door (I thought we couldn't have dogs in the home!!). We love dogs and the dog was a known frequent guest on the property while the newest building was going up. We dodged a bullet with the just announced boil water alert for the surrounding area due to E Coli found in the water just recently! The positive is that the ocean view is great though being on the wrong side of RT1A you become very familiar with just how loud motorcycles can be and even worse the new trend of extreme stereo systems on some bikes. Again, short stay vs long stay. We creatively "negotiated" our way out of the lease conveniently before the cold winter months started and we have the mutually agreed lease termination document to prove it (one of the landscapers told my wife that he was sorry to hear that we were evicted?? A family member of mine heard the same story from a mutual friend that has absolutely nothing to do with any party involved. Where did this defaming lie originate?) Any way we left wondering how we stayed in such cramped space as long as we did! We have returned to being home owners once again and live just miles from the old Crown Colony. For future vacations that are near $3k for a week my wife and I can stay all inclusive in the Caribbean resort with food/drink & airfare included!

We stayed 3 nights in June 2026. We absolutely loved everything about Rye Motor Inn. The room…read moredecor was retro chic. Super quiet. Clean. The pool was fantastic. Loved that we had a parking spot assigned to us so we know whenever we returned, we were right in front of our room. Joelle is a fantastic GM. Everyone was so friendly.

I booked a semi-minute trip for my family & dog Aug 25th as I had previously stayed at Doug's…read moreDowntown Portsmouth apartment/hotel, and it was exceptional. I failed to see that Doug had sold the place when I initially booked the stay. That being said, the new owner and "manager" need to brush up on their customer service skills pertaining to travel and basic human interpersonal skills. Prior to arrival, I double-checked to make sure my early check-in which I paid a fee for was OK as the receipt is auto generated and showed a check in time of 4pm. The manager replied yes they could do that for me, I mean I paid for it they weren't doing me a favor. I also asked for 2 extra blankets because the area can be cold at night. Those blankets were not in the room as requested (even though staff were in the room when we arrived to make sure everything was perfect) and confirmed they would be. Next, the guests next door who arrived mid-week had 2 dogs (think the hotels policy is 1 dog for that unit but hey I'm not the manager) and he had them off leash running around the property with one charging right up to my dog each time he was near, my dog is currently ill and was not feeling this unwanted behavior. The owner was chatting with this guest upon arrival as he walked the property with the dogs running freely. I'm a huge dog lover & even volunteer with a rescue in NY but this was unsafe for the 2 dogs as much as guests. There was a sign at the pool to be safe by closing the umbrellas when you leave. Let's just say no one cared & I was thankful it wasn't windy. Also, the deck to the unit had a huge overgrown plant with tons of bees so if you are allergic, pack your epi-pen. Lastly, the night before we were to leave my mom was walking through the dimly lit kitchen and fell on the 1 stair leading to the living room, she was in so much pain we had to call EMS at 1030pm. They arrived along with a firetruck, and long story short, she was admitted to the hospital in the wee hours and had surgery the next day then transferred to acute rehab Labor Day through the next week. The following morning I informed the manager of the incident (as no one seemed aware there was an emergency situation on their property) who was distracted and half listening to me until I mentioned I was looking to stay longer but the site is wanting me to book as new guest and asked if she can extend my reservation. She seemed pleased to tell me it would cost the holiday rate which was about $2000 for Sat-Mon but due to this unexpected emergency, I had limited options due to the holiday weekend already started, needing housing that allows dogs & being 4.5hrs from home. When we left Monday, we had some down time waiting for my mom to discharge so I sent an email to the property to let them know we relocated to another hotel but it was shocking that no one checked to see how my mother was doing. She is a healthy woman who fell on their property requiring urgent surgery the next day. The responses were so lacking. The manager seemed to be full of excuses, covering herself, condescending as I have a hugh emotional intelligence and still not one inquiry about my mothers well-being. I work in healthcare and always joke "I have seen it all" well after this stay I truly have! I do hope the staff accept my recommendation to take some customer service classes and to ensure that the property rules are followed. Do yourself a favor, stay elsewhere to enjoy Rye & the surrounding areas.

Can confirm that all the 5 star reviews are warranted. We stayed at a pet friendly unit on the…read moreground level. Extremely clean, cute, and modern. The building is absolutely gorgeous, there is a great cafe right next door, and the ocean and parks are a short walk down a beautiful side road.

A great find. Part of me did wonder if it was going to turn out to be too good to be true, but not…read moreat all - it's a great room, clean, well maintained, in a nice walkable neighborhood with a public beach right around the corner. A Smeg fridge! A real coffee maker, not the K-cup nonsense. The check in and check out instructions were easy, and the place is very easy to find. Definitely recommended, and we plan to come back.

This is a fun and quiet hotel in a great location. I stayed two nights and was happy with my stay…read more I stayed in a king room. It was plenty of room for one person but two adults, might feel a bit cramped in the room I was given. A few improvements would easily bump this to a 5 star review. The pros include: - The limited staff were very friendly. - My king room was clean, comfy and quiet. - Parking and breakfast is free. - Great location to walk downtown area. The cons: - I booked my reservation (direct through Hyatt partnership) the day before arrival but upon check-in there were issues it eventually got sorted out. - Elevator is out of order as of mid-March. - Limited staff, so basement bar hours aren't exact. - Room TVs are smart, no cable, so they depend on Internet and my tv lost connection a few times. All in all, the charm of the building and the pros mentioned, far out weigh the few cons. If I ever return to Portsmouth, I'd gladly stay here again.

The boutique hotels that are part of the Lark Hotel group frequently provide interesting and…read morecharming decor that is a welcome change from the larger hotel chains. Hotel Portsmouth is no different, with a Stars and Stripes motif that is pervasive throughout the common areas of the hotel. Unfortunately, that charm of a historic building often comes at a cost, and the HVAC system and elevator are in need of maintenance. We were forewarned that the elevator was out of service - not an issue for us. However, our room temperature upon check-in was 76 degrees (in March). The mini-split, despite appearing modern, was inoperable, so we switched to a different room. Unfortunately, that room was equally warm and the in-wall air conditioner was very loud and blew dirt throughout the room. Aside from the temperature issues, the rooms were nice, beds were comfortable, and the continental breakfast spread was plentiful. Having parking included was a real plus, as we were able to leave our vehicle and walk to many of the nearby shops and restaurants.

Stayed during the middle of the week to celebrate my anniversary. Check-in/check-out was painless…read more They also had complementary snacks for us! Other good things: The bathroom was spacious. The bed was comfy. The parking was easy and close. All around good stay.

Great location relative to downtown Portsmouth, Prescott Park, Strawberry Bank. Great historic…read moreproperty. Comfortable well appointed room. Communication was clear and clear effective. Check in very easy.

We had a nice overnight stay at the Port Inn. For $122, we had a clean, comfortable room; secure…read moreparking; working outlets, lights, air conditioning, and a very comfortable bed. The continental breakfast had the usual suspects of pancakes, egg patties, sausage parties, packaged pastries and muffins plus bagels, breads, and yogurts. Very much a fan of this budget offering, and the 1-mile trip to downtown for dining was easy. The only drawback was the 4-lane road outside, with traffic lights at both ends of the property; every tractor trailer, car, motorcycle, etc. could be heard pulling away from the light. But otherwise, a cozy stay in tge beautiful city of Portsmouth!

Completely remodel the room and make it ADA compliant. The floor in the room was slanted. I was…read morewalking uphill when going to the bathroom.

I've stayed at just about every hotel in Portsmouth over the years and this is my favorite. The…read morestaff are extremely friendly, welcoming, and helpful at every opportunity they can. The lobby and breakfast room are always kept super clean and modern and the rooms overall are great too. Excellent location, right downtown on a cute street. Highly recommend.

Room was Amazing and the Beds were Comfy... came down for breakfast and NEVER IN MY LIFE SAW…read moreCINNAMON WAFFLE BATTER..... Was Very Freaken Good Would come back again Gotta make it by 7am to have the breakfast bar downstairs just incase.... 7am to i think 11am is what the card said when we checked in From Baltimore MD to New Hampishire for a few days.... so i crossed 8 states and this was the last hotel i'd be staying in at the end of my trip Service was Friendly... and have a Great Sense of Humor....

Wouldn't stay here again if you paid me. Thermostat won't go below 68 and zero air circulation…read more Terrible nights sleep and overall poor experience. Heard several people complaining and management didn't seem to care.

My husband and I have stayed many times over 20 years. In the past always enjoyed the amazing spa…read moreservices, the ambiance and food. This trip began with a very disapointing massage, could not wait for it to be over! The spa area is tired and could be cleaner.A lovely dinner followed good food and our server, Ethan was great! Upon going to bed as I pulled back the sheets, I discovered bugs and human hair. The whole room was dirty. Bugs and hair in my bed,ABSOLUTELY repulsive! ( happy birthday to me)! Management made some monetary concessions, but not to our satasfaction. We should have paid nothing for our room. We checked out and left a day early, found a great hotel downtown. We will have great memories of the beautiful, pristine hotel that she was. Very sad to see her demise.

Had a great overnight stay here while in town for a wedding. Quiet and on a cute side street across…read morethe water from Portsmouth. Staff was helpful and friendly, room was cozy and comfy bed along with some snacks available 24/7 in the lobby

This was our second year staying at the inn, and we have already booked it again for 2024. Staff…read moreis a text away and quick to respond. It's a short walk to Kittery Point, downtown Portsmouth, a quick drive to restaurants, grocery stores, and Fort Foster which was a great new discovery. We've been visiting Portsmouth for 20+ years, and have stayed in many different places...the Water Street Inn is our favorite.