Mesa vs Phoenix
How do primary-residence-only rule rules compare between Mesa, AZ and Phoenix, AZ?
Mesa has fewer restrictions than Phoenix.
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 →Phoenix, AZ
Maricopa County
Phoenix's vacation rental ordinance, effective in 2023, requires every short-term rental to register with the city annually but does not limit STRs to primary residences. Investor-owned and second-home rentals remain legal under Arizona preemption.
View full Phoenix rules →Key Facts Comparison
| Fact | Mesa | Phoenix |
|---|---|---|
| Investor STRs | Permitted citywide | - |
| Day caps | Prohibited by state law | - |
| TPT license | Required statewide | - |
| Mesa registration | Annual renewal | - |
| Primary residence | - | Not required |
| Registration | - | Annual city permit |
| Insurance | - | $1 million liability minimum |
| Emergency contact | - | 24-hour local contact |
| Effective | - | 2023 ordinance |
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.
Phoenix FAQ
Can I run a Phoenix STR if I do not live there?
Yes. Phoenix permits non-owner-occupied vacation rentals provided you register annually, carry $1M liability insurance, designate a 24-hour contact, and notify adjacent property owners before operating.
Is there a cap on rental nights?
No. Arizona's preemption statute prevents Phoenix from imposing an annual night cap. Operators may rent the property year-round if they meet registration, tax, and notification requirements.
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