Oro Valley does not impose annual night caps or limits on how many nights a property may be rented as a short-term rental. Arizona state law ARS 9-500.39 preempts municipalities from restricting the frequency or duration of vacation rentals. There is no 90-day, 180-day, or other annual limit on STR nights in Oro Valley. HOA CC&Rs may impose their own rental frequency restrictions.
Arizona Revised Statutes Section 9-500.39 broadly preempts municipalities from regulating vacation rentals in ways that would restrict the use of residential property for short-term rental purposes. This includes prohibiting annual night caps or limits on the number of rental days per year, which are common in other states. Oro Valley cannot impose a maximum number of rental nights, minimum stay requirements, or restrictions on how frequently a property may be rented. The only temporal restriction is the 29-consecutive-day threshold under ARS 42-6007 that distinguishes transient lodging (subject to lodging tax) from longer-term rentals. Properties rented for fewer than 30 consecutive days are classified as transient lodging and must collect applicable taxes. Year-round STR operations are permitted under state law. HOAs in Oro Valley may impose their own rental restrictions through CC&Rs, including minimum lease periods, maximum annual rental frequency, or complete bans on short-term rentals. These private restrictions are enforceable as contractual obligations and are not preempted by ARS 9-500.39. Operators should review their HOA documents carefully before listing.
No Town enforcement for night caps (none exist). HOA violations for exceeding CC&R rental limits. Tax compliance required for all stays under 30 days.
See how other cities in Pima County handle night caps.
See how Oro Valley's night caps rules stack up against other locations.
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