Oro Valley, AZ Short-Term Rentals: Occupancy Limits (2026)

Under Arizona Revised Statutes Section 9-500.39 as amended by SB 1168 in 2022, municipalities may limit the occupancy of vacation rentals to the number of sleeping spaces plus a reasonable number of additional daytime guests. Oro Valley may enforce this provision, though the Town has not adopted a formal occupancy calculation methodology in its Town Code. Building code occupancy limits based on habitable square footage and the number of bedrooms apply to all residential properties including STRs. The International Residential Code (IRC) as adopted by the Town establishes minimum room sizes and egress requirements that effectively cap the number of occupants. The Golder Ranch Fire District enforces fire code occupancy limits including adequate egress, smoke detector requirements, and fire extinguisher placement. HOA CC&Rs in many Oro Valley communities impose specific occupancy limits, party restrictions, and guest vehicle caps that apply to STR operators. SaddleBrooke's CC&Rs, for example, may limit the number of overnight guests and prohibit events or gatherings that exceed a specified occupancy. STR operators should clearly state maximum occupancy in their listings and enforce it to avoid nuisance complaints and potential suspension of operations.