Night Caps: Goodyear vs Phoenix

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.

Is there a maximum number of nights I can rent my Phoenix home short-term?

No. Arizona Revised Statutes § 9-500.39 preempts cities from capping the total nights or total STR units, and Phoenix City Code Sec. 10-195 contains no nightly limit. You may rent year-round so long as your $250 annual permit, $500,000 liability insurance, Arizona TPT license and emergency contact stay current. Confirm with vacation.rental@phoenix.gov or 602-534-9723.

What counts as a short-term rental under Phoenix and Arizona law?

A.R.S. § 9-500.39 defines a short-term or vacation rental as a residential dwelling rented for less than 30 consecutive days. Stays at or beyond 30 consecutive days fall outside the STR ordinance and the transient lodging tax. Rentals under 30 days are subject to the combined state TPT and Phoenix lodging tax of roughly 14.5%.