Night Caps: Goodyear vs Mesa

Is there a limit on how many nights I can rent my Goodyear Airbnb each year?

No. Arizona Revised Statutes Section 9-500.39 preempts cities and towns from limiting the duration or number of nights a property may be used as a vacation or short-term rental. Goodyear City Code Article 8-2 follows that framework and imposes only licensing ($250/year), insurance ($500,000), emergency-contact (1-hour), and complaint-contact (24-hour) requirements — not a night cap.

Can my Estrella or PebbleCreek HOA impose a minimum stay even though Goodyear and Arizona do not?

Yes. State preemption under ARS 9-500.39 binds local governments, not private homeowner associations. CC&Rs in many Goodyear master-planned communities — including Estrella, PebbleCreek, and Canyon Trails — impose minimum-stay rules (commonly 30 days) or outright STR bans that are enforceable as private contract terms. Review your HOA documents before listing, separate from the city license under Article 8-2.

Can Mesa limit me to 90 nights?

No. State preemption blocks any annual night cap. Mesa enforces conduct violations per incident rather than capping how often the property is rented.

Do peak-season blackouts apply?

No. Mesa cannot impose season-based prohibitions or limit Spring Training rentals; STRs may operate every day of the calendar year.