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. 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's 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: a portfolio that protected volume rather than defending a rate the market wouldn't pay.
Simplehost's month-over-month RevPAR change against 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 | — |
| 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 |
Portfolio-wide, unit-weighted; not bedroom-matched (this market's benchmark isn't segmented by bedroom count). March carries no prior-year market data. July's miss coincides with the period the Melrose and Central Avenue 2 Airbnb suspensions took effect, see below. August is a partial month and swings on incomplete data, so it's excluded rather than reported.
Pricing can win back occupancy and defend rate, but it can't 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.
Averaging roughly 3.4 stars 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 both 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 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 here comes from one source, KeyData, for both years.
Trailing 12 months: Aug 25 2025 to Aug 24 2026. Monthly market comparison: March through July 2026, 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. Growth rates, not absolute levels, are what's comparable here.