Night Caps: Mesa vs Tempe
How do night caps rules compare between Mesa, AZ and Tempe, AZ?
Mesa and Tempe 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 →Tempe, AZ
Maricopa County
Tempe imposes NO annual or per-stay night cap on short-term rentals. Arizona Revised Statutes § 9-500.39 (SB 1350, expanded by SB 1168) preempts cities from prohibiting STRs or capping the total number of dwelling units used as vacation rentals. Stays under 30 consecutive days are taxed at the combined ~14.07% rate (6.80% city + 7.27% state/county).
View full Tempe rules →Key Facts Comparison
| Fact | Mesa | Tempe |
|---|---|---|
| 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 |
| Combined Tax | - | ~14.07% (6.80% city) |
| Permit Required | - | Yes (Ch. 16A Art. X) |
| Sales Tax Office | - | 480-350-2955 |
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.
Tempe FAQ
Is there a maximum number of nights I can rent my Tempe home short-term?
No. Arizona Revised Statutes § 9-500.39 preempts cities from capping total nights or total STR units, and Tempe City Code Chapter 16A, Article X (Ord. O2023.01) contains no nightly limit. You may rent year-round so long as your $250 annual city license, $500,000 liability insurance, Arizona TPT license, neighbor notice and emergency contact stay current. Confirm with Sales Tax & Licensing at 480-350-2955.
Can I rent during ASU football and the Fiesta Bowl without a special permit?
Yes. There is no event-specific permit or per-game cap. Under A.R.S. § 9-500.39 and Tempe Ord. O2023.01, the standard annual STR license covers year-round operation including ASU home games, graduation, and bowl-week stays. Just confirm your $500,000 insurance, TPT license and emergency contact remain current and that guests pass the required sex-offender background check, with records kept 12 months.
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