Night Caps: Phoenix vs Scottsdale

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%.

Is there a limit on how many nights I can rent my Scottsdale Airbnb?

No. Scottsdale does not impose any annual night cap on licensed short-term rentals. Arizona SB 1350 (2016) and HB 2672 (2019) preempt cities from prohibiting STRs or restricting them based on classification, use, or duration, so a property licensed under Ordinance 4566 (SRC 18-175) may operate year-round. Private HOAs and master-planned community CC&Rs may impose their own restrictions, however.

Can Scottsdale change its mind and cap STR nights in the future?

Not without a change in state law. Because Arizona's STR preemption (SB 1350 and HB 2672) bars cities and counties from restricting rentals based on duration, Scottsdale cannot unilaterally adopt night caps or minimum-stay rules. The Legislature has periodically debated tighter rules; confirm any recent changes with Scottsdale Code Enforcement at 480-312-2546 or the Arizona Department of Revenue before relying on this answer.