Night Caps: Peoria vs Phoenix

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.

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%.