Does Mesa, AZ have its own primary-residence-only rule ordinance?

No. Mesa, AZ does not appear to have a local primary-residence-only rule ordinance, Arizona state law applies instead. The rules summarized on this page come from Arizona Revised Statutes §9-500.39.

Key Facts Ordinance Text Full Breakdown Violations FAQ Sources More in Mesa

Mesa, AZ Short-Term Rentals: Primary-Residence-Only Rule (2026)

Few Restrictions

Compiled from the official code textEditor Martyn O'NeillLast verified May 2026

Key Facts

Investor STRs: Permitted citywide
Day caps: Prohibited by state law
TPT license: Required statewide
Mesa registration: Annual renewal

Summary

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 operate as STRs throughout the city subject only to registration and tax compliance.

A. A city or town may not prohibit vacation rentals or short-term rentals.
B. A city or town may not restrict the use of or regulate vacation rentals or short-term rentals based on their classification, use or occupancy except as provided in this section. A city or town may regulate vacation rentals or short-term rentals as follows:
1. To protect the public's health and safety, including rules and regulations related to fire and building codes, health and sanitation, transportation or traffic control and solid or hazardous waste and pollution control, if the city or town demonstrates that the rule or regulation is for the primary purpose of protecting the public's health and safety.
2. To adopt and enforce use and zoning ordinances, including ordinances related to noise, protection of welfare, property maintenance and other nuisance issues, if the ordinance is applied in the same manner as other property classified under sections 42-12003 and 42-12004.

Source: Arizona Revised Statutes §9-500.39View official code

Full Breakdown

Cities like Santa Monica restrict STRs to primary residences to curb housing loss. Arizona explicitly forbids that approach. ARS §9-500.39 prevents cities from limiting vacation and short-term rentals based on the owner's residency status, and it forbids classification of STRs as a separate land use category. Mesa accordingly allows whole-home rentals of non-owner-occupied investment properties so long as the operator obtains a transaction privilege tax license, registers the unit annually with the city, and meets life-safety requirements. Mesa cannot cap how many days a non-primary STR may book per year.

Violations & Fines

Operating an unregistered STR or failing to display a permit number in listings results in escalating fines up to fifteen hundred dollars per violation under Mesa code.

Frequently Asked Questions

Can I run an STR if I live elsewhere?

Yes. Arizona blocks cities from requiring primary-residence status, so Mesa investors may operate STRs at properties they do not personally occupy.

Are bookings capped at a number of nights?

No. Mesa cannot impose annual night caps because state preemption forbids treating STRs as a distinct land use with usage limits.

Sources & Official References

[1]ARS §9-500.39
[2]Mesa STR Registration

Other rules in Mesa

Parking Rules: Overnight ParkingSome Restrictions Fence Regulations: Height LimitsSome Restrictions Short-Term Rental PermitsHeavy Restrictions Noise RulesSome Restrictions Host Presence RuleFew Restrictions Night CapsFew Restrictions Repeat Violator StrikesSome Restrictions Host Platform LiabilitySome Restrictions Insurance RequirementsHeavy Restrictions Short-Term Rental Parking RulesSome Restrictions Parking Rules: Curb Color RulesSome Restrictions Parking Rules: Loading ZonesSome Restrictions Animal Ordinances: Veterinary Clinic ZoningSome Restrictions Animal Ordinances: BeekeepingSignificant Restrictions

All Mesa rules

Compare Mesa to another location·View the Arizona short-term rentals overview

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