For more information on this property, contact Wendy Hess at (717) 669-6541 or

1105 E King Street
Lancaster, Pennsylvania PA 17602-3233
Price: $775,000
Listing ID PALA2004346
Bedrooms 9
Full Baths 7
Total Baths 8
Partial Baths 1
Price/SqFt $162.34
SqFt 4,774
Acres 0.560
Year Built 1912

Property Description:

Due to the specific nature of the Bed & Breakfast business, the seller's calendar must be consulted by both agents and showings must be scheduled preferably 24-48 hours in advance. On over a half-acre of prime Lancaster land you’ll find an astonishingly well cared for estate that will continue to bless its new caretakers with an abundance of Lancaster County's loving guests, filling up the seven available rooms and spilling out into the far reaches of local theater, exciting downtown restaurants and shopping. Whether Amish curiosities, rural road exploring, farmer market sampling, amusement parks or more, this centrally located masterpiece is the place to be. Qualities that set this bed and breakfast apart include holding the #1 spot for best Bed & Breakfast in Lancaster County consistently for ten years running. The businesses attributes are many and the word frumpy will never enter your lexicon while visiting each carefully curated room. The main house was built by C.W. Armstrong, (yes that Armstrong, founding member of the flooring conglomerate) in 1912 in the Dutch colonial style, and at that time nothing but fields and nature dotted the horizon from all points east. Now it sits as the perfect location between Lancaster City, full of art, culture, history and an ever-expanding roster of culinary delights, and Lancaster County points of interest including Amish curiosities, a historic working railroad, shopping, etc. The grand house became a Bed and Breakfast in 1987, and under the current innkeeper’s tutelage (fifth in line) the business has consistently (five years running) ranked in the "Top 25 Inns in America" by Trip Advisor, along with other accolades. Not only included in the sale of this business are the exquisite properties and grounds, but also meticulously kept records that show this is a successful business venture. Also included is thorough training from current owners of day-to-day appointments, recipes and instruction for their original gourmet breakfasts (perhaps the sole reason some guests book again and again!), and all computer programs that keep the business running smoothly. An additional consideration, the current owners have up to date plans in place for a cooking school to be held in the well-appointed two car garage, and these plans with direct instruction are included in the sale- yet another very plausible source of revenue that could be added to the bottom line. The current owners, who have been painstakingly improving this massive property for the nearly ten years they have lived and cared for the bed and breakfast, also renovated their large private quarters (another distinction to set this B&B apart) just this year along with installing all new appliances in the kitchen. It consists of over 1,000 square feet; two bedrooms, office and living room, oversized laundry area (including an industrial steam iron system to make efficiency the name of the game) and private deck complete with sun shade and grill. While the innkeepers adore talking to their guests and trading stories and laughs, it is also a relief to have a real home to retreat to when the day is done. Historically, most Bed and Breakfasts do not offer such large and private owners’ areas as these. Do take note, there are two bedrooms on the second floor of the owner’s house, additional rooms designated as part of the Bed and Breakfast. You’ll be delighted by the changes each season brings to the grounds; tulips and daffodils in the spring, lilacs over the summer, mums and leaf changes in the fall. Sit on the veranda to catch a breeze, or be mesmerized by the goldfish in the pond. Short of a walk around the property, winter is a time to fold into a comfortable chair or sofa with a book you selected from the library, perhaps beside the fireplace, after tucking a complimentary cookie into your pocket.
Wendy Hess
Address: 222 W Orange St
City: Lancaster
State/Province: PA
Zipcode: 17603
Office Phone: (717) 299-3433
Cell Phone: (717) 669-6541

Primary Features

County: Lancaster
Half Baths: 1
Price/SqFt: 162.34
Property Sub Type: Detached
Property Type: Residential
Year Built: 1912
Zoning: COMME


Above Grade Finished Area Units: Square Feet
Above Grade Finished SqFt Source: Estimated
Appliances: Cooktop, Built-In Range, Dishwasher, Refrigerator
Basement: yes
Basement Type: Combination, Partially Finished, Shelving
Bathrooms Count Main Level: 2
Bathrooms Count Upper Level 1: 4
Bathrooms Count Upper Level 2: 2
Bathrooms Full Main Level: 1
Bathrooms Full Upper Level 1: 4
Bathrooms Full Upper Level 2: 2
Bathrooms Half Main Level: 1
Bedrooms Count Lower Level 1: 1
Bedrooms Count Main Level: 1
Bedrooms Count Upper Level 1: 5
Bedrooms Count Upper Level 2: 2
Below Grade Finished Area Units: Square Feet
Below Grade Finished SqFt Source: Assessor
Below Grade Unfinished Area Units: Square Feet
Below Grade Unfinished SqFt Source: Assessor
Central Air: no
Cooling Type: Window Unit(s), Ceiling Fan(s)
Fireplace: yes
Fireplace Features: Brick, Gas/Propane, Mantel(s), Marble, Screen
Fireplaces Count: 2
Flooring Type: Wood, Vinyl
Heating: yes
Heating Type: Radiator
Interior Features: Primary Bath(s), Butlers Pantry, Ceiling Fan(s), Stain/Lead Glass, WhirlPool/HotTub, 2nd Kitchen, Exposed Beams, Stall Shower
Laundry Type: Main Floor, Basement
Levels Count: 3
Living Area SqFt Source: Estimated
Room Count: 16
Room List: Living Room, Dining Room, Primary Bedroom, Kitchen, Family Room, In-Law/auPair/Suite, Attic
Spa: no
Total Below Grade SqFt Source: Assessor
Total SqFt: 4774
Total SqFt Source: Estimated
Wall & Ceiling Types: 9'+ Ceilings, Plaster Walls


Architectural Style: Dutch
Construction Materials: Stucco, Vinyl Siding, Masonry
Cooling Fuel: Electric
Driveway Number of Spaces: 5
Electric Service: 200+ Amp Service
Exterior Features: Street Lights, Awning(s), Extensive Hardscape, Exterior Lighting, Outbuilding(s), Water Fountains
Fencing: Wood
Foundation Details: Stone, Concrete Perimeter
Garage: yes
Garage Features: Oversized, Garage Door Opener
Garage Spaces Count: 2
Heating Fuel: Natural Gas
Horses: no
Hot Water: Natural Gas
Lot Dimensions Source: Estimated
Lot Features: Corner, Level
Lot Size Dimensions: 104.5x246
Lot Size Source: Estimated
Lot Size Units: Square Feet
Lot SqFt: 24393.6
Main Entrance Orientation: South
Navigable Water: no
New Construction: no
Number of Detached Garage Spaces: 2
Other Structures: Above Grade, Below Grade
Outdoor Living Structures: Brick, Deck(s), Porch(es), Terrace, Roof
Parking Features: Asphalt Driveway, Parking Space Conveys
Pool: No Pool
Road Responsibility: City/County
Road Surface Type: Approved
Roof: Shingle
Sewer Septic: Public Sewer
Tidal Water: no
Total Garage and Parking Spaces: 7
Type of Parking: Detached Garage, Driveway
Utilities: Cable TV Available, Electric Available, Natural Gas Available, Water Available, Sewer Available
Water Access: no
Water Oriented: no
Water Source: Public
Water View: no
Window Features: Bay/Bow, Energy Efficient


Condo/Co-op Association: no
Country: US
High School Source: Listing Agent
HOA: no
Location Type: Corner Lot/Unit
Middle Or Junior School: LINCOLN M.S.
Middle School Source: Listing Agent
MLS Area: Lancaster Twp (10534)
Municipality: LANCASTER TWP
School District Source: 3rd Party
Senior Community: no
Transportation: Bus Stop less than 1 mile
View Type: Garden/Lawn
Waterfront: no


Accessibility Features: None
Days on Market: 106
Green Energy Efficient: Appliances, Flooring
Historic: no
Municipal Trash: yes
Property Condition: Excellent
Property Manager: N
Story List: Lower 1, Main, Upper 1, Upper 2
Year Assessed: 2022
Year Built Source: Estimated


Acceptable Financing: Cash, Conventional
Association Recreation Fee: N
Automatically Update Tax Values: yes
Exclusions: Some art. Foyer bench.
Ground Rent Exists: no
Inclusions: All related bed and breakfast furniture, fixtures, linens, dishes, etc.
Lease Considered: no
Ownership Interest: Fee Simple
Possession: Immediate
Riparian Rights: no
Sale Type: Standard
Tax Annual Amount: 13525
Tax Assessed Value: 510500
Tax Data Updated: yes
Tax Total Finished SqFt: 2016
Tax Year: 2022
Vacation Rental: no

Zoning Info

© 2022 Bright MLS. All rights reserved. Information Deemed Reliable, but Not Guaranteed. Listing information is from various brokers who participate in IDX and not all listings may be visible on the site. The property information being provided is for consumers personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Listing courtesy of Puffer Morris Real Estate, Inc.. Data last updated on Thursday, May 26th, 2022 08:34:33 PM.

Contact - Listing ID PALA2004346

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Wendy Hess

222 W Orange St
Lancaster, PA 17603
Phone: (717) 669-6541

Data services provided by IDX Broker