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Pima County, AZ Short-Term Rentals: Occupancy Limits (2026)

Few Restrictions

Verified 1 month ago|Source: ARS 9-500.39 (2022 Amendment) →

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Key Facts

STR Occupancy Cap: Not permitted (state preemption)
State Law: ARS 9-500.39
Building Code: Standard occupancy per bedroom
2022 Amendment: Allows nuisance enforcement

City-specific rules exist: Tucson, Sahuarita, Oro Valley, and Marana have their own occupancy limits rules that differ from Pima County's county-level regulations. If you live in one of those cities, check the city-specific page instead.

Summary

Pima County cannot impose STR occupancy limits due to ARS 9-500.39 preemption. Building code occupancy standards based on bedroom count still apply to all residences.

Full Breakdown

Arizona law under ARS 9-500.39 significantly restricts local governments from regulating short-term rentals. Pima County cannot impose occupancy caps specifically targeting STRs in unincorporated areas. General building and fire code occupancy limits based on square footage and bedroom count apply to all residential properties. The 2022 legislative amendment to ARS 9-500.39 allows local jurisdictions to regulate STRs for issues of public health and safety including noise, trash, and nuisance behavior, but does not authorize occupancy-specific regulations. Most STR platforms like Airbnb and VRBO allow hosts to set their own maximum occupancy. HOA CC&Rs may restrict the number of occupants or guests in residential units. Fire code egress requirements effectively limit occupancy based on the number of bedrooms and exit routes. International Building Code as adopted by Pima County provides baseline occupancy standards.

Violations & Fines

Building/fire code occupancy violations: county enforcement orders. ARS 9-500.39 limits county penalty authority for STR-specific regulations. Nuisance violations under 2022 amendment: fines up to $1,000 per violation per day.

Frequently Asked Questions

Can Pima County limit how many guests stay in a short-term rental?

No. ARS 9-500.39 preempts local STR occupancy limits. Standard building code occupancy based on bedroom count and square footage still applies to all residences.

What changed with the 2022 ARS 9-500.39 amendment?

The 2022 amendment allows local governments to enforce against noise, trash, and nuisance issues at STRs, with fines up to $1,000 per violation per day. It does not authorize occupancy caps.

How does Pima County compare?

See how Pima County's occupancy limits rules stack up against other locations.

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Pima County, AZ Short-Term Rentals: Occupancy Limits (2026)

Key Facts

Summary

Full Breakdown

Violations & Fines

Frequently Asked Questions

Sources & Official References

Related Pima County Ordinances

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Noise Ordinances: Quiet Hours

Noise Ordinances: Outdoor Music

Fence Regulations: Fence Requirements

Fence Regulations: Pool Barriers

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