Phoenix Short-Term Rental Rules: What Hosts Need to Know in 2026
Arizona law prohibits cities from banning short-term rentals, so Phoenix regulates them through a city permit instead. Any owner can apply, anywhere in the city.
The permit costs $250 a year, the city must approve or deny a complete application within 7 business days, and there are no night caps, minimum-stay rules, or per-owner unit limits.
A light-touch permit in a state that preempts local bans
A.R.S. 9-500.39 bars Arizona cities from prohibiting short-term rentals. Phoenix therefore licenses hosts rather than limiting them by zone, and state law forbids the night caps, minimum-stay rules, and unit limits that other cities impose.
The trade-off is a paperwork checklist: an Arizona transaction privilege tax (TPT) license, $500,000 in liability insurance, assessor registration, a 24-hour emergency contact, and a safety-device diagram.
The permit number has to be posted within 10 feet of the unit’s main entrance and on every listing, which is also how the city enforces compliance.
Permit basics
Phoenix requires a complete package before the 7-business-day review clock runs out.
One permit per unit
Apply separately for each unit; a single-family parcel with multiple units needs one permit per unit.
City review
File with the Planning & Development Department through SHAPE PHX after obtaining your Arizona TPT license.
Liability coverage
Carry $500,000 in liability insurance, or take bookings through a platform that provides equivalent coverage, such as Airbnb Host Liability.
License fees
| Label | Fee |
|---|---|
| New license | $250 |
| Renewal | $250 |
Application requirements
- Obtain an Arizona TPT license first ($12 a year).
- $500,000 in liability insurance, or bookings through a platform that provides equivalent coverage (for example, Airbnb Host Liability).
- Proof of registration with the Maricopa County Assessor.
- A 24-hour emergency contact.
- A diagram showing the locations of smoke alarms, carbon monoxide alarms, and fire extinguishers.
- Post the permit number within 10 feet of the unit’s main entrance and on every listing.
- Individual applicants must provide proof of lawful presence in the United States.
- For an ADU with a certificate of occupancy issued after September 14, 2024, a notarized statement that the owner lives on site is required for applications from April 4, 2026.
- Apply separately for each unit; a single-family parcel with multiple units needs one permit per unit.
Enforcement: escalating fines and complaint-driven suspension
Penalties escalate with repeat violations: a first unlicensed violation is $1,000, and a second within 24 months is $3,500.
Verified complaints hit the permit itself: 2 verified complaints within 12 months suspend the permit, and 3 revoke it. Failing to display a permit number is $500 per occurrence.
- Unlicensed operation: $1,000 for a first violation; $3,500 for a second within 24 months.
- Verified complaints: 2 in 12 months suspend the permit; 3 revoke it.
- No permit display: $500 per occurrence.
| Item | Penalty |
|---|---|
| Unlicensed operation | First violation $1,000; a second within 24 months $3,500. |
| Verified complaints | Two verified complaints within 12 months suspend the permit; three revoke it. |
| No permit display | $500 per occurrence. |
Transaction privilege tax
Combined hotel occupancy tax ~13.07%
The combined rate is about 13.07%: 7.27% Arizona state and Maricopa County TPT, 2.8% Phoenix hotel TPT, and 3% Phoenix transient lodging tax.
Airbnb and VRBO collect and remit on platform bookings; direct bookings must be filed by the host.
Filing frequency follows annual TPT liability: yearly below $2,000, quarterly from $2,000 to $8,000, and monthly above $8,000. Returns are due by the 20th, electronic filing is extended to the 30th, and e-filing is mandatory at $500 or more.
- Collection
- Airbnb and VRBO collect and remit for platform bookings; hosts file direct bookings themselves.
- Filing
- Annual below $2,000 of liability, quarterly for $2,000-$8,000, monthly above $8,000; due the 20th (e-filing to the 30th); e-filing required at $500 or more.
Permit notes
- No night caps
- State law bars cities from setting night caps, minimum-stay rules, or unit limits, so Phoenix has none.
- Nonresidential use
- State law prohibits using an STR for nonresidential purposes such as permitted events, retail, or banquets.
- Other fees
- Arizona TPT license, $12 a year (Arizona Department of Revenue).
Compare Phoenix with other STR markets
Austin ties licenses to the property and caps Type 2 licenses at 3% of each census tract; Nashville caps investor permits by zoning district and census block. Phoenix issues a permit citywide because state law forbids a ban.
Scottsdale
Arizona
Licensed; Arizona law preempts local bans and occupancy caps
Moderate enforcement
New license $250
Last verified
View Scottsdale rules →Sedona
Arizona
Permit required; Arizona law sets the regulatory floor
Moderate enforcement
New license $210
Last verified
View Sedona rules →Los Angeles
California
Allowed in the host’s primary residence with registration; 120-night annual cap unless extended
High enforcement
New license $441
Last verified
View Los Angeles rules →Palm Springs
California
Allowed in single-family homes with an annual certificate; new certificates capped at 20% per organized neighborhood
High enforcement
New license — Vacation Rental $1,046
Last verified
View Palm Springs rules →San Diego
California
Licensed by tier; whole-home licenses are capped by ordinance
High enforcement
New license — Tier 1 — Part-Time $193
Last verified
View San Diego rules →San Francisco
California
Allowed only in the host’s permanent residence with registration; un-hosted stays capped at 90 nights per year
High enforcement
New license $925
Last verified
View San Francisco rules →Santa Monica
California
Home-sharing only in the host’s primary residence; un-hosted vacation rentals are unlawful
High enforcement
New license $582.25
Last verified
View Santa Monica rules →Denver
Colorado
Licensed, primary residence only
High enforcement
New license $150
Last verified
View Denver rules →Washington
District of Columbia
Licensed, primary residence only
High enforcement
New license $99
Last verified
View Washington rules →Fort Lauderdale
Florida
Licensed and inspected; annual Certificate of Compliance required
High enforcement
New license — Certificate of Compliance $880
Last verified
View Fort Lauderdale rules →Miami
Florida
Licensed and enforced; city and county requirements run in parallel
High enforcement
Last verified
View Miami rules →Orlando
Florida
Owner-occupied home sharing; whole-home rentals are limited by zoning
Moderate enforcement
New license — Home Sharing Registration $275
Last verified
View Orlando rules →Tampa
Florida
State-licensed; city rental registration repealed in 2023
Low–moderate enforcement
New license $230
Last verified
View Tampa rules →Atlanta
Georgia
Licensed, primary residence plus one additional dwelling unit
High enforcement
New license $150
Last verified
View Atlanta rules →Savannah
Georgia
Certified STVR, overlay district only, per-ward cap
High enforcement
New license $400
Last verified
View Savannah rules →Chicago
Illinois
Registered shared housing unit (31 days or fewer)
High enforcement
New license $250
Last verified
View Chicago rules →New Orleans
Louisiana
Licensed, capped, and lottery-based
High enforcement
New license — NSTR owner permit $500
Last verified
View New Orleans rules →Boston
Massachusetts
Registered, owner-occupied primary residence only
High enforcement
New license — Limited Share $25
Last verified
View Boston rules →Las Vegas
Nevada
Licensed; owner-occupied homes only (city limits)
High enforcement
New license $500
Last verified
View Las Vegas rules →New York
New York
Legal only in a registered primary residence (hosted stays)
High enforcement
New license $145
Last verified
View New York rules →Portland
Oregon
Permitted as an accessory use (primary residence required)
Moderate enforcement
Last verified
View Portland rules →Charleston
South Carolina
Licensed, primary residence only (commercial STRs only in the overlay district)
High enforcement
New license $345
Last verified
View Charleston rules →Nashville
Tennessee
Allowed with permit; heavy zoning restrictions on investor units
High enforcement
New license $313
Last verified
View Nashville rules →Austin
Texas
Licensed & enforced
High enforcement
New license $736.60
Last verified
View Austin rules →Seattle
Washington
Licensed; up to two units per operator
High enforcement
New license $75
Last verified
View Seattle rules →Frequently asked questions
Is Airbnb legal everywhere in Phoenix?
Yes — Arizona state law (A.R.S. 9-500.39) prohibits cities from banning STRs. Phoenix regulates via a permit system instead: $250/year, $500K liability insurance, TPT license.
How fast is the permit?
The city must approve or deny within 7 business days of a complete application — among the fastest in the US.
Are there night limits or occupancy caps?
No night caps or per-owner unit limits. Standard occupancy is 2 per bedroom + 2. Nonresidential uses (events/retail) are banned by state law.
Sources and citations
Sources with links
- City of Phoenix — Short-Term Rental Registry phoenix.gov
- Phoenix City Code Ch.10 Art.XVI § 10-195 (permit requirement) phoenix.municipal.codes
- A.R.S. § 9-500.39 (state preemption) azleg.gov
- Arizona Department of Revenue — Short-Term Lodging (TPT) azdor.gov
- SHAPE PHX Portal (permit application) shapephx.phoenix.gov