Blue Harbor House In the beautiful harbor town of camden, maine

Built in 1810, this one-time residence has gone through several expansions and upgrades, adding modern comforts and conveniences to a historically charming Inn. From delicious food to comfortable accommodations, Blue Harbor House Inn is a relaxing retreat. Each of their 11 well-appointed guest rooms or suites has its own unique charm and character and an array of lovely complimentary amenities.

As a genuinely hospitable and refreshingly casual inn in an irresistible coastal village, this Inn offers pampering with Scottish hospitality, relaxing accommodations and delicious food. The Inn is conveniently located just two blocks from Camden Harbor, wonderful dining, and unique shopping, which makes this comfortably elegant bed and breakfast a relaxing retreat for romantic getaways, family vacations, and business travelers.

The Inn’s eleven welcoming guest rooms and suites feature traditional coastal style: from clean lines with a nautical nod, to warm comfort with a European flair. Equipped with modern comforts such as air conditioning, en suite baths, soft premier triple sheet bedding, and Wi-Fi, just to name a few, each is a perfect retreat.

Guests begin each day with a delightful and complimentary two-course breakfast which includes juices, coffee/tea, starter course, and entree using always fresh, always local ingredients. Later in the day they offer a charming afternoon tea with home-baked cakes and treats. Guests are invited to relax in the comfortable parlor or on the side porch complete with lazy-afternoon rocking chairs.

Coastal Comfort

The separate 2,500 square foot Cape built in 2006 is the owner's completely separate and self contained home, with living room, dining room, eat-in kitchen, 4 bedrooms, 3.5 baths, fireplace, radiant flooring, whirlpool tub, full unfinished basement and plenty of storage. Something extremely rare, particularly at this price point. The financials fully support the business and the separate owner’s accommodation. If more moderate living space fits your needs, the opportunity exists to rent the entire house out for weekly rentals, at very favorable rates! The option for new owners to utilize the large 3 room guest suite with direct access to the kitchen exists as an additional accommodation choice to this versatile business.

But a big benefit of having more space than you might need is for friends and family, and they WILL want to come visit you during the most beautiful season, when the inn is full. So they don't have to take a revenue producing room to stay with you, or you don't have to tell them they can't come visit!

Blue Harbor House offers a genuinely hospitable and refreshingly casual atmosphere and relaxing accommodations in an idyllic coastal Maine village. They have intentionally created a relaxed and comfortable ambiance for their guest to enjoy. Don’t be fooled by their laid back style, however! Their attention to detail and luxury​ amenities ensure their guests have a quality experience. They maintain a solid position on TripAdvisor and receive rave reviews that speak for themselves.

​The inn has the additional benefit of 'hotel' classification and is one of a limited number of B&Bs in Camden able to offer evening meals to guests (they currently don't offer this but there exists the option). There is also planning board approval for up to 15 rooms for future expansion.

At a glance

  • Historic Colonial built in 1810
  • 5,400 square feet in the inn
  • 11 guest rooms with private baths. Several with exterior entrances which are great for those who prefer a bit more privacy
  • prime location for visibility on Route One
  • wonderful village location close to everything
  • spacious and well landscaped .6 acre lot with plenty of parking
  • space in the back yard for a tented event
  • open year round

A tour inside

Sea Dream Suite
Beach Roses Suite
lovely and spacious guest rooms
foyer, dining room

property facts

  • Owner: Annette and Terence Hazzard
  • Address: 67 High Street, Camden ME 04843
  • Legal Description: Book 3247, page 299 of Knox County Registry of Deeds
  • Land: .6 acres
  • Zoning: B3 Transitional Business
  • Designated use: Bed and Breakfast
  • Construction: Wood frame; clapboard siding (wood shingles on the house)
  • Roof: Composition shingle
  • Windows: Some thermal pane replacement, some original w/storms
  • HVAC: Oil fired boiler, hot water baseboard, radiators, AC window units
  • Hot water: off heating system
  • TV: all rooms have flat screen TVs
  • Internet: wireless throughout
  • Room notes: Keurig in each room, triple sheeting, bottled water, alarm clock with USB ports, hair dryer, some rooms have gas fireplaces
  • Water/Sewer: Public

property highlights

  • square footage: 5,046 in the inn; 2,268 in the owner’s residence, total 7,314
  • lot size: .6 acres
  • lawn area beyond the parking lot ideal for small tented events
  • 11 guest rooms with private baths
  • Built in 1810
  • owner’s residence: attached house built in 2005 with 4 bedrooms, 3 1⁄2 baths, eat-in kitchen, spacious living room, fireplace, radiant flooring, Jacuzzi, full unfinished basement with plenty of storage
  • paved driveway, parking in back, total spaces about 14
  • flooring: hardwood, vinyl, tile, carpet
  • carbon monoxide detectors and battery/hard wired smoke detectors
  • ‘hotel’ classification allows serving dinner to guests; planning board approval in place for expansion up to 15 rooms
  • Real estate taxes 2017: $14,855
Sunset over Penobscot Bay

owner's house

The Owner's Residence exterior was designed to blend seamlessly with the historic inn, in color and scale. Now when friends and family come to visit, they won't take up a revenue producing room in the inn! 4 bedrooms, 3.5 baths, living room, dining room, eat-in kitchen, a first floor bedroom with bath, and 3 additional bedrooms upstairs, one with private bath, two sharing a spacious hall bath.

the kitchen and one of the living rooms

History of camden

In 1769, James Richards brought his family from New Hampshire to live in the wilderness that is now Camden. He had fallen in love with the area when he came to cut timber for British ship masts. Richards built a sawmill and a gristmill on the Megunticook River near Washington St. His two brothers built cabins close by and brought their families to Camden. During the American Revolution, rebels seized British ships and sold their contents. The British plundered and burned cabins, houses, and mills. In 1779, people feared the British would annex eastern Maine to Nova Scotia and, rather than take an oath of allegiance to Britain, residents of Belfast evacuated to Camden leaving their crops in the fields. The British burned buildings at Camden Harbor. General George Ulmer erected a fort and cannon at Glen Cove and Lieutenant Benjamin Burton protected Camden Harbor. In 1791, Camden incorporated as part of Massachusetts. It had a beautiful harbor with a sawmill and a gristmill on a freshwater stream. It became a market for all the back country for it was easier to sail to Boston or Europe than to walk to Boston. In 1792, Captain William McGlathry built the first ship in Camden at his shipyard which stretched from Chestnut Street all the way to the harbor. Benjamin Cushing and Noah Brooks took over the shipyard in 1800 building and repairing vessels during the War of 1812.

The prosperity of Camden came from the sea: from shipbuilding and ship provisioning, from sea captains and ship owners shipping fish and timber to Great Britain and France. But during the Napoleonic Wars, Great Britain and France prohibited trade with each other and both seized American ships that did so. President Thomas Jefferson levied an embargo, confining all ships to port. New England commerce came to a halt; seamen were out of work; lumber sat on the shore; fish rotted. Many ships eluded the customs officials and sailed to foreign ports illegally. British ships seized American ships and pressed Americans into service in the British Navy. A second embargo caused an economic depression. The War of 1812 followed.

In 1820, Maine became the 23rd state in the Union as part of the Missouri Compromise. Joseph Stetson established the Stetson Shipyard at the head of the harbor and built 70 vessels over 20 years. He invented the “coffee break” to discourage his workmen from drinking rum on the job. A woolen mill and a paper mill went up along the Megunticook River. The first steamboats began operating on Penobscot Bay in 1823. Passengers from Boston connected with a steamboat at Bath that carried them to Owls Head, Camden, Belfast, and north. Great religious revivals held along the coast from the 1830s through the 1880s led to large increases in church membership. The First Congregational Church, which had met in the town meetinghouse since 1805, built its building in 1834. The Chestnut Street Baptist Church was built in 1837. The Methodist Church was built on Mechanic Street in 1841. And St. Thomas Episcopal Church was established in 1855 in a meetinghouse on Mountain Street. In the 1850s, the lime industry flourished from Camden to Rockland. The quarries in Rockland and Rockport were the deepest open-pit quarries in the world. Limerock was burned in lime kilns on the west side of Camden Harbor, at Rockport Harbor, and at Rockland Harbor. Burned lime was crushed to powder, loaded into barrels, and shipped all over the world to be used for mortar, plaster, and many other products. A mill on the Megunticook mixed saltpeter and brimstone to make blasting powder for the quarries. David Knowlton established a machine shop on the river to make capstans, cargo winches, windlasses, steering wheels, and dead-eyes for rigging ships. And the Megunticook Grist Mill ground 35,000 bushels of grain a year. Shipping and shipbuilding made Camden prosperous before the Civil War. Ships built in Camden, or in any of the towns along the coast of Maine, were the pride of America in harbors all over the world. Ship captains from Camden sailed to the four corners of the world, not only well traveled, but also well read, for they all had extensive libraries on board. While Maine basked in the glory days of sail, the nation took notice. The Whig National Convention was held in Belfast in 1840 and in 1860 Abraham Lincoln chose Hannibal Hamlin of Bangor as his vice presidential running mate.

During the Civil War, Camden men fought at Fredericksburg, at Chancellorsville, and at Gettysburg, where Col. Joshua Chamberlain of Brunswick led the Twentieth Maine Regiment to victory in the Battle of Little Round Top. When General Lee surrendered at Appomattox, Joshua Chamberlain and the Twentieth Maine received the surrender of arms. After the Civil War, the railroads and the Industrial Revolution gradually brought an end to the shipping industry that had made Maine the most prosperous state in the Union. As more and more goods were manufactured in America, Americans no longer needed to import those goods from Europe. It was not profitable to sail to Europe full of lumber, lime, cotton, ice, or fish, and then sail for home empty. But ships were still being built in Camden. The Holly M. Bean Shipyard opened on the east side of the harbor in 1875. Holly Bean and his son Robert built 64 large wooden sailing vessels before the shipyard closed in 1920. Horatio and William Alden established the Camden Anchor Works, the largest plant of its kind in the country, supplying anchors to ships all over the world. The Knox Woolen Mill on the Megunticook River produced the endless felts used in the manufacture of newspaper. In the 1880s, the summer people discovered Camden. Sarah Orne Jewett’s stories of nostalgia for the sea. Camden’s deserted wharves and fine old homes of sea captains, and the paintings of Fitz Hugh Lane, Frederick Church, and Childe Hassam evoked a romantic vision of Maine and induced many to come to stay at the Bayview House Hotel, Ocean House, and Mrs. Hosmer’s Boarding House.

In 1880, Edwin Dillingham of Bangor built the first summer cottages in Camden on Dillingham Point. The summer colony at Camden grew to include many prominent families from Philadelphia, Boston, New York, Chicago, and Washington, D. C. who built large, rambling Shingle Style cottages along the road to Belfast and on Beauchamp Point. The summer people arrived on the Boston Boats or on the Maine Central Railroad at Rockland. Local residents, who had formerly gone to sea, found jobs as caretakers, gardeners, and carpenters. In 1891, the Town of Camden separated from the Town of Rockport. Then in November, 1892, a fire-fed by a strong easterly wind-burned the business district to the ground. Right away, Camden businessmen made the tremendous investment to build 12 large brick buildings, the Masonic Temple (now the Lord Camden Inn) and the Camden Opera House. The Great Fire did not discourage the summer people. In 1897, Columbus Buswell built a road to the top of Mt. Battie and erected an inn at the top.

In 1898, a group of friends from Philadelphia established the Megunticook Golf Club on Beauchamp Point. And in 1901, the Whitehall Inn opened on High Street in an old house built by a sea captain. At the turn of the century, six mills operated along the Megunticook River and two foundries used the water power. In 1901, the Camden Anchor works became the Camden Anchor-Rockland Machine Company, building boats, launches, dories, and gasoline engines. In 1912, Cyrus Curtis built the Camden Yacht Club on the site of the old lime kilns on Bay View Street. That same year, Edna St. Vincent Millay read “Renascence,” a poem she wrote from the top of Mt. Battie, to the guests at the Whitehall Inn. One of the guests offered to pay her tuition to Vassar. After graduating from Vassar, ”Vincent” went on to write poetry and plays that made her one of the most famous women in America and an inspiration for the Roaring Twenties. World War I put all the mills to work filling “War Orders,” and the Camden Anchor-Rockland Machine Company built four battleship tenders for the U. S. Navy. During the Depression, summer residents donated the land for the village green, the public library, the amphitheater, Harbor Park, and the Public Landing. Students from the Curtis Institute of Music in Philadelphia gave concerts at the Camden Opera House. Carlos Salzedo founded the Salzedo Harp Colony and each summer held a Harp Festival in the amphitheater beside the library. A CCC camp gave young men jobs building roads and hiking trails on Mt. Battie and Mt.Megunticook.

In 1936, Captain Frank Swift began operating windjammer cruises on old sailing vessels, and the Camden Winter Carnival led to the creation of the Camden Snow Bowl at the upper end of Hosmer Pond. World War II brought prosperity to Camden. The CCC camp became an army camp, and the mills went to double shifts. The Camden Shipbuilding and Marine Railway Company, located at the old Bean Shipyard, built 30 vessels in three years, and Eleanor Roosevelt came to christen the first barge in 1943. After the war, the CCC camp was given to the State of Maine and became the Camden Hills State Park. In the 1950s, artists and writers began moving to Camden. Local artists organized Maine Coast Artists in Rockport. Wayne Doolittle began publishing Down East Magazine from a little house on Bay View Street in 1954, and in 1957 Twentieth Century Fox filmed Peyton Place in Camden because the quaint, old town looked like an American icon.

In the early 1980s, Camden was named one of the ten best places to retire, and many did so: doctors, diplomats, corporate executives, authors, and retirees from the CIA. In 1988, the Knox Woolen Mill closed. MBNA, the credit card giant, occupied the mill from 1992 to 2004, when the old mill was converted into retail shops and condominiums. Today, the little town where the mountains meet the sea is truly the way life should be, for Camden still has fields and forests, hiking trails, stone walls, starry nights, rockbound shores, and the beautiful, historical architecture of sea captains’ homes.

The view from the top of Mount Battie

area location, access and visibility

Blue Harbor House’s Route 1 location is a perfect location – a mere stroll from Camden’s harbor, shops, dining, the library, heart of town and all of the maritime activities. Guests enjoy private off street parking in a most convenient location.

Camden sits in the middle of the “mid-coast”, about halfway between Portland and Bar Harbor and Acadia National Park. It’s a very popular stopover destination to and from Kennebunkport, Portland and Acadia. The inn’s location right along scenic Route 1 makes for easy access, visibility and walk-in business.

Blue Harbor House is located in a tree lined mixed historic, business and residential neighborhood on scenic US Route 1 (Coastal Route). Guests are just steps to the heart of the village and the harbor. Camden is 2 hours from Portland International Jetport (code: PWM) with service offered by Southwest, Delta, JetBlue, United, U.S. Airways. The Manchester Regional Airport (code: MHT) offers service by Southwest, Delta, United and U.S. Airways. Boston’s Logan Airport (code: BOS) serves almost all major carriers. AMTRAK service is offered with departures from Boston to Portland, and now to Brunswick, where all major rental agencies are located. Driving distances from nearby cities are: Bangor (1 hr.), Bar Harbor (2 hrs.), Portland (2 hrs.), Boston (3 hrs.), Quebec City (6 hrs.) and Montreal (6 1⁄2 hrs.).

It is interesting to note that within 500 miles there is a population of approximately 49 million people, 250 miles there are 12 million and within 100 miles there are about 1.1 million people to tap into as potential guests. This is a truly significant number when you think of the number of guests who prefer to drive to their vacation destinations.

From points south Camden is accessible via I-295/I-95 N taking exit 28 (Brunswick/Bath/ US Rt. 1) proceeding on Rt. 1 to Rt. 90N which meets Rt. 1 in Rockport. Camden is 2 miles further on Rt. 1. There are alternate routes bypassing summer traffic on Rt. 1.

From points north Camden is accessible on I-95 from Canada taking exit 45 heading east on I-395 in Bangor. Continue to Rt. 202 bypass to Rt. 9 and proceed to Rt. 1A which end at Rt. 1. Continue driving south to Camden.

Commercial shopping for the Inn is readily available and the major suppliers, vendors and purveyors will deliver regularly to the inn. Supermarkets are available within minutes. There is a Home Depot and a Lowe’s just south of the inn in Rockland.

There is also readily available fresh local produce, seafood and a local butcher shop. Eating local fare is a popular trend with guests who are seeking an authentic coastal Maine experience.

market position and competition

Tourism is the number one industry in the state so the lodging choices in this area are wide-ranging, from small inns and bed and breakfasts to a few larger motels and hotels. Blue Harbor is one of 20 bed and breakfasts in town and there are 28 smaller scale hotels/motels. But there are clear differences between B&B guests and hotel guests. And often the hotel or motel guest, if given enough privacy and anonymity can easily be convinced to stay at a bed and breakfast when they see the value in what they're getting. Blue Harbor offers the perfect mix of B&B and hotel, which is why they refer to their style as a small, casual Boutique Hotel.

Blue Harbor House receives very nice reviews on Tripadvisor and is competitive with the top B&B’s. They offer rooms priced from $115 to $199 depending on the season and there is room for increase during peak and non-peak seasons.

market potential

When looking at any business, determining market potential is at times an exercise in creative imagination. A study of the revenue patterns for the past few years at Blue Harbor House demonstrates that it has enjoyed a steady increase in business, despite a dip in the economy and tourism some years back. While the inn has grown the income, there remains future potential for new innkeepers. Camden is a year round community and the inn could enjoy some additional year round activity.

With a continued disciplined approach to the business, judicious expenditures for controlled expenses and continued marketing, Blue Harbor House can generate a comfortable ROI with a wonderful business and lifestyle for new owners.

investment considerations

The process for assessing and valuing the business is multi-layered. The first step is to look at an actual profit and loss statement.

The second step is to consider fixed and variable costs. How can you manage things more affordably? How will you increase revenue without increasing expenses? What can you do more efficiently? Can you market more aggressively? Based on your cash down, how will your net operating income work for you?

The most important part of the investment analysis is the debt coverage ratio. This is important in assessing whether a lender would consider the cash flow to be adequate to support a loan. They are generally looking for a number of at least 1.20 to 1.28. With the appropriate down payment for commercial lending, the numbers do work at Blue Harbor House.

offered at $1,425,000

Additional Sources of Information

The inn’s website

The broker’s listing info

Link to Additional Property Photos

Area Chamber of Commerce

Maine Tourism Association

Maine Innkeepers Association

Other Documents Available

  • Deed
  • Supporting Financial Statements
  • Inventory of Personal Property
  • Seller’s Property Disclosures Improvements List
  • Additional Photos of Owner’s Residence
Inn Brokers and Consultants Since 1993

Dana Moos, Lodging, Inn/Bed and Breakfast and Motel Broker

Lafayette Center - 2 Storer Street, Suite 404, Kennebunk, ME 04043

iPhone 207.266.5604 efax 207.669.8326

Broker/Consultant Disclaimer

The B&B Team® and its representatives believe that the information contained herein is accurate and has been obtained from sources it believes reliable, including the owners of the property and business, but it has not been independently verified, is not guaranteed and is submitted subject to errors, omissions, change of price, prior sale, or withdrawal without notice. There may be additional information available to a purchaser from other sources. Purchasers should exercise whatever due diligence they feel is necessary and should not rely upon the information contained herein. Neither The B&B Team nor its representatives warrant the suitability of the property for any particular purpose and do not assure the success of any future or contemplated business venture. If you have received this from anyone other than The B&B Team or someone authorized by The B&B Team, its use is strictly prohibited.

Non-Disclosure of Material

This buyer’s offering report contains information of a sensitive nature. The owners of the property and business herein described do not want this information shared with anyone other than your legal and tax advisors; therefore, this information is released on the understanding that it will not be reproduced or disseminated without written permission of the Broker or Consultant and only after agreeing, in writing, to maintain the confidentiality of the information.

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