Night Caps: Goodyear vs Surprise

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 Surprise limit how many nights I rent my property?

No. Arizona state law preempts cities from imposing annual night caps or rental frequency limits on short-term rentals.

Can my HOA limit short-term rentals?

Yes. HOA CC&Rs are private agreements and can restrict rental activity regardless of the state preemption law. Check your community's governing documents.

Did the 2022 STR law changes add night caps?

No. SB 1350 (2022) added nuisance and occupancy enforcement authority but did not authorize cities to impose night caps.