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.
Many coastal and mountain cities cap STRs at 90 or 120 nights per year to preserve long-term housing. Arizona forecloses that tool. ARS §9-500.39(A) prohibits municipalities from restricting the use of a property as a vacation rental or short-term rental except for narrow health, safety, and noise enforcement purposes. Mesa interprets the statute to bar annual day-count limits, season-based blackouts, or graduated registration tiers tied to nights booked. Operators may rent every night of the year provided they remit transient lodging tax and respond to nuisance complaints under generally applicable rules.
Mesa enforces nuisance, parking, and noise rules per incident rather than night-count limits, citing operators based on documented violations not booking volume.
Mesa, AZ
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 opera...
Mesa, AZ
Mesa may suspend or revoke a short-term rental registration after repeat verified violations within a twelve-month window. ARS §9-500.39 authorizes cities to...
See how other cities in Maricopa County handle night caps.
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