Oro Valley, AZ Short-Term Rentals: Night Caps (2026)

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.