Night Caps: Mesa vs Peoria

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.

Does Peoria, AZ limit how many nights I can rent my Airbnb?

No. Peoria does not cap the number of nights per year a property may operate as a vacation rental. Arizona Revised Statutes Section 9-500.39 prohibits cities and towns from prohibiting short-term rentals or restricting them based on classification, use, or occupancy, which means Peoria cannot impose an annual nights cap, season restriction, or quota on STR permits. You still need a Peoria vacation rental permit, $500,000 of liability insurance, and TPT/lodging tax registration.

Can Peoria limit how many short-term rentals are in a neighborhood?

No. ARS 9-500.39 forecloses caps on the share of homes in a neighborhood that may be used as STRs and prohibits zoning classifications that single out vacation rentals. Peoria's program under City Code Section 11-150 is permit-based with no quota; the City must issue a permit to every applicant who satisfies the insurance, neighbor-notification, background-check, and posting requirements.