Night Caps: Mesa vs Phoenix
How do night caps rules compare between Mesa, AZ and Phoenix, AZ?
Mesa and Phoenix have similar restriction levels.
Mesa, AZ
Maricopa County
Mesa cannot cap the number of nights a property is rented short-term per year. ARS §9-500.39 bars cities from imposing usage limits that effectively prohibit vacation rentals, leaving operators free to book year-round.
View full Mesa rules →Phoenix, AZ
Maricopa County
Phoenix imposes NO annual or per-stay night cap on short-term rentals. Arizona Revised Statutes § 9-500.39 preempts cities from prohibiting STRs or capping the total number of dwelling units used as vacation rentals. Stays under 30 consecutive days are taxed as transient lodging at the 14.5% combined rate.
View full Phoenix rules →Key Facts Comparison
| Fact | Mesa | Phoenix |
|---|---|---|
| Night cap | Prohibited | - |
| Statute | ARS §9-500.39(A) | - |
| Season blackouts | Not allowed | - |
| Tax | Lodging tax still owed | - |
| Annual Night Cap | - | None (state-preempted) |
| State Statute | - | A.R.S. § 9-500.39 |
| STR Threshold | - | <30 consecutive days |
| Transient Tax | - | ~14.5% combined |
| Permit Required | - | Yes (Sec. 10-195) |
| STR Office | - | 602-534-9723 |
Highlighted rows indicate differences between cities.
Mesa FAQ
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.
Phoenix FAQ
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%.
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