Trailing 12 months, same-store revenue sits within 0.2% of last year while ADR corrected off an inflated prior-year base and occupancy grew every month. The next 90 days are already booked 14.7% ahead of the same point last year. Reviews and two suspended Airbnb listings, not pricing, are the biggest drag left on the ceiling.
Monmouth County adjusted RevPAR ran down roughly 23% year over year across a 90-day mid-summer window, driven by new hotel supply (Atlantic Inn Seaside Heights opened April 2026; a boutique hotel at Fort Monmouth's Allison Hall completed July 6) and new residential development absorbing demand. That is a market-wide move, not a Simplehost-specific one. Rate softened across the book in step with it, and occupancy was pushed as the offsetting lever.
Rate corrected 3.7% off a prior-year base, occupancy grew 1.3 points, and RevPAR landed within 1% of last year. That is a portfolio that protected volume rather than defending a rate the market would not pay.
Comparing Simplehost's month-over-month RevPAR change to the same change in its own market (Ocean Grove and the Adirondacks, unit-weighted) since Pacer's Feb 12 go-live. August is still in progress and excluded here.
| Month | Portfolio RevPAR YoY | Market RevPAR YoY | vs Market |
|---|---|---|---|
| March 2026 | -11.8% | n/a (no prior-year market data) | — |
| April 2026 | +3.5% | -27.3% | +30.8 pts |
| May 2026 | -1.2% | -17.9% | +16.7 pts |
| June 2026 | -6.3% | -14.3% | +8.0 pts |
| July 2026 | -25.7% | -1.2% | -24.5 pts |
Source: Pacer (KeyData), portfolio-wide unit-weighted comparison, not bedroom-matched (this market's benchmark data isn't segmented by bedroom count). July's miss coincides with the period the Melrose and Central Avenue 2 Airbnb suspensions took effect — see below. August 2026 is a partial month and swings on incomplete data; it is excluded from this read rather than reported.
This is the honest constraint on the book right now. Pricing can win back occupancy and defend rate, but it cannot repair a trust signal a guest sees before they ever open the calendar. Two issues are sitting on top of an otherwise flat-to-resilient year:
The all-season rental unit is averaging roughly 3.4 stars on Google against 4.8–4.9 for nearby hotel competitors, an estimated $10K/year drag on that unit alone from lost booking conversion. Flagged in the July 21 revenue review as a post-season cleanup priority.
Both listings were suspended by Airbnb over recurring guest safety complaints. Appeals have been in progress since at least early August with no confirmed reinstatement as of the August 20 review. New reservations across the book were down roughly 35% the week that was reported.
Occupancy-led pricing through the correction, owner-block cleanup (Allenhurst December availability, festival and concert-date releases), and active appeal follow-up on the two suspended listings.
The reasoning that should survive a second look.
Trailing-12-month figures use KeyData's same-store filter: units continuously in service across the full comparison window. 42 units qualify. Forward-pace figures use the booked-in-both-periods intersection, the honest apples-to-apples read on what's actually on the calendar.
Simplehost runs on Hospitable, which has no direct connection into Pacer's core reservations database. Every figure on this page comes from one source, KeyData, for both years, so nothing here blends two systems with different definitions.
Trailing 12 months: Aug 25 2025 to Aug 24 2026. Monthly market comparison: March through July 2026 (complete months since the Feb 12 2026 go-live), each vs the same calendar month last year. Forward pace: next 90 days vs the same booking-cycle point last year, not a finished prior year.
Market RevPAR is unit-weighted across Ocean Grove and the Adirondacks and is not bedroom-matched; this market's benchmark data isn't segmented by bedroom count the way some others are. Growth rates, not absolute levels, are what's comparable here.