Primary-Residence-Only Rule: Mesa vs Peoria
How do primary-residence-only rule rules compare between Mesa, AZ and Peoria, AZ?
Mesa and Peoria have similar restriction levels.
Mesa, AZ
Maricopa County
Mesa cannot limit short-term rentals to a host's primary residence. ARS §9-500.39 protects investor-owned vacation homes, so non-primary properties may operate as STRs throughout the city subject only to registration and tax compliance.
View full Mesa rules →Peoria, AZ
Maricopa County
Arizona ARS section 11-269.17 prohibits Maricopa County from limiting short-term rentals to a host's primary residence. The county may register operators and enforce nuisance and zoning rules but cannot ban whole-home or non-owner-occupied vacation rentals.
View full Peoria rules →Key Facts Comparison
| Fact | Mesa | Peoria |
|---|---|---|
| Investor STRs | Permitted citywide | - |
| Day caps | Prohibited by state law | - |
| TPT license | Required statewide | - |
| Mesa registration | Annual renewal | - |
| Owner occupancy | - | Cannot be required |
| Primary residence | - | Not required |
| Statute | - | ARS 11-269.17 |
| Three-strike rule | - | Permit revoked |
Highlighted rows indicate differences between cities.
Mesa FAQ
Can I run an STR if I live elsewhere?
Yes. Arizona blocks cities from requiring primary-residence status, so Mesa investors may operate STRs at properties they do not personally occupy.
Are bookings capped at a number of nights?
No. Mesa cannot impose annual night caps because state preemption forbids treating STRs as a distinct land use with usage limits.
Peoria FAQ
Can the county cap how many nights I rent each year?
No. ARS 11-269.17 lists allowed county powers and night caps are absent. Maricopa County may require registration and limit guest counts only as zoning occupancy rules already do, not by total annual nights.
What zoning allows STRs in unincorporated Maricopa County?
All single-family residential zones permit STRs under state preemption. The use is treated as a residential occupancy, with no separate commercial classification, so long as the property remains a dwelling unit.
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