Goodyear Short-Term Rentals: Night Caps Rules (2026)

Arizona is one of the most permissive STR markets in the United States because of state preemption. ARS 9-500.39(A) bars any city or town from prohibiting vacation rentals or short-term rentals, and ARS 9-500.39(B) bars regulating them based on their classification, use, or occupancy as a vacation rental or STR — meaning no minimum-night requirements, no annual night caps, and no zoning bans targeted at the rental term. What cities can do, under ARS 9-500.39(B)(1)-(7), is require an annual permit/registration with a fee of up to $250, require liability insurance of at least $500,000 (or proof of equivalent platform coverage), require a 1-hour emergency contact and 24-hour complaint contact, restrict non-residential events such as weddings or retail sales, and impose adjacent-neighbor notification. Goodyear's Article 8-2 implements those allowances through Sections 8-2-2 (licensing), 8-2-7 (insurance), and 8-2-8 (sex-offender screening) but does not impose any limit on the number of nights a property may be rented in a year, the minimum length of any individual stay, or seasonal blackout periods. Note that homeowner-association CC&Rs are not preempted — many Goodyear master-planned communities (Estrella, PebbleCreek, Canyon Trails) impose their own minimum-stay rules or outright STR bans that are enforceable as private contract terms independent of city or state law.