This guide covers short-term rental rules for the City of Mesa, Arizona. Neighboring cities have their own STR ordinances and are often confused with Mesa:
- Tempe: University city with stricter STR enforcement and unique party house rules.
- Gilbert: Family-oriented suburb with its own STR licensing and notification requirements.
- Chandler: Large East Valley city with separate STR registration and enforcement.
- Scottsdale: Tourist-heavy market with some of the strictest STR regulations in Arizona.
Legality Verdict
Short-term rentals are explicitly legal in Mesa, Arizona, with a city license required and no cap on permits. State law preempts local bans, and the regulatory environment is stable with no pending restrictions as of June 2026.
- Legality Status: 5/5
- License Availability: 5/5
- Compliance Cost (% revenue): 2/5
- Regulatory Stability: 4/5
- Enforcement Climate: 4/5
TL;DR
Mesa defines STRs as rentals under 30 days and requires a $250 city license per property. The total effective lodging tax is 14.27%. No occupancy cap, density limit, or license cap is codified. The main investor risk is the high tax stack, which is among the steepest in Arizona. The single biggest gotcha: annual renewal fee is not published—verify with the city before underwriting.
Quick Facts
| Item | Detail |
|---|---|
| STR Definition | Rental of less than 30 consecutive days City of Mesa |
| Registration Required | Yes, City of Mesa STR license + AZ TPT + Maricopa County rental registration City of Mesa Rent Responsibly |
| Permit Cost | $250 (city license) 12News |
| Annual Renewal | [needs verification — no primary source found] |
| Application Turnaround | 7 business days (state law) Arizona Revised Statutes |
| License Cap | No cap codified Mesa Code Ch. 15 |
| Transferable on Sale | Not codified — no provision in city or state law Mesa Code Ch. 15 |
| Local Contact Requirement | Yes, must provide local emergency contact City of Mesa |
| Occupancy Cap | Not codified — no separate city rule Mesa Code Index |
| Minimum Night Stay | Not codified — no separate city rule Mesa Code Index |
| Parking Requirement | Not codified — no separate city rule Mesa Code Index |
| Inspection Requirement | Not codified — no separate city rule Mesa Code Index |
| Density Limit | Not codified — no separate city rule Mesa Code Index |
| Primary Residence Rule | Not codified — no separate city rule Mesa Code Index |
| HOA/Condo Override | Not codified — no separate city rule Mesa Code Index |
| Permitted Zones | Not codified — no separate city rule Mesa Code Index |
| Prohibited Zones | Not codified — no separate city rule Mesa Code Index |
| Enforcement Penalties | Up to $3,500 or 3 nights’ rent per violation; 3 violations in 12 months may trigger 1-year suspension Avalara |
| Total Effective Lodging Tax | 14.27% (7.27% state, 2.0% city TPT, 5.0% city lodging) LegalClarity |
| State TPT License Required | Yes Airbnb Help Center |
| Airbnb Tax Remittance | Yes, Airbnb collects/remits all relevant taxes Airbnb Help Center |
| Last Updated | June 11, 2026 |
Regulatory Impact Snapshot
Underwriters should model compliance costs at 14.9% of gross revenue, with median Mesa, AZ STRs earning $32,753 at an average daily rate of $182 and 50% occupancy. The binding constraint is the high combined lodging tax rate (14.27%), which is among the highest in Arizona and materially impacts net yield. The $250 city license is a one-time or annual cost (verify renewal fee). No cap, density, or occupancy restrictions are codified, but all STRs must register with the city, county, and state. Run this market in our Airbnb Calculator →
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Frequently Asked Questions
Basics
What is considered a short-term rental in Mesa, AZ?
A short-term rental (STR) in Mesa is any rental of less than 30 consecutive days. City of Mesa
Are STRs legal in Mesa?
Yes, STRs are explicitly legal, and state law prohibits Mesa from banning them. Arizona Revised Statutes
Licensing
Is a city license required to operate an STR in Mesa?
Yes, all STRs must obtain a City of Mesa short-term rental license. City of Mesa
How much does the Mesa STR license cost?
The license costs $250 per property. 12News
How long does it take to get a Mesa STR license?
Mesa must issue or deny the license within 7 business days of a complete application. Arizona Revised Statutes
Is there a cap on the number of STR licenses in Mesa?
No, there is no cap on STR licenses in Mesa. Mesa Code Ch. 15
Is the license transferable if I sell my property?
Transferability is not codified; check with the Licensing Office. Mesa Code Ch. 15
Taxes
What is the total lodging tax rate for STRs in Mesa?
The total effective lodging tax is 14.27% (7.27% state, 2.0% city TPT, 5.0% city lodging). LegalClarity
Do I need a state TPT license even if Airbnb collects taxes?
Yes, hosts must obtain a state Transaction Privilege Tax (TPT) license. Airbnb Help Center
Does Airbnb collect and remit taxes for Mesa STRs?
Yes, Airbnb collects and remits all relevant state and local lodging taxes. Airbnb Help Center
Operations
Is there an occupancy cap for STRs in Mesa?
No separate city rule on occupancy cap is codified. Mesa Code Index
Are there minimum night stay requirements?
No separate city rule on minimum night stays is codified. Mesa Code Index
Do I need to provide a local contact?
Yes, a local emergency contact must be provided as part of licensing. City of Mesa
Are there zoning restrictions for STRs in Mesa?
No separate city rule on permitted or prohibited zones is codified. Mesa Code Index
Enforcement
What are the penalties for violating STR rules in Mesa?
Fines can be up to $3,500 or three nights’ rent per violation; three violations in 12 months may lead to a one-year suspension. Avalara
Is enforcement complaint-driven or proactive?
Mesa primarily enforces STR rules through state-authorized fines and complaint-driven processes; no evidence of aggressive city-level enforcement. Avalara
Permit Process
Mesa requires a $250 short-term rental license for each property, effective February 1, 2023. Owners must also register with the Maricopa County Assessor and obtain an Arizona TPT license. The city must issue or deny the license within seven business days of a complete application. City of Mesa Arizona Revised Statutes
Zoning
Mesa does not separately codify zoning district restrictions for STRs. No city-level rules on permitted or prohibited zones, density, or owner-occupancy are published in available ordinances. Default state and county rules apply. Mesa Code Index
Taxes and Remittance
The total effective lodging tax for STRs in Mesa is 14.27%, including 7.27% state, 2.0% city TPT, and 5.0% city lodging tax. Airbnb collects and remits these taxes, but hosts must still obtain a state TPT license. LegalClarity Airbnb Help Center
Enforcement and Recent Actions
Mesa’s enforcement posture is governed by state law, with fines up to $3,500 or three nights’ rent per violation. Three violations in 12 months may result in a one-year suspension. No evidence of city-specific crackdowns or aggressive enforcement as of June 2026. Avalara
Recent Changes and Pending Legislation
Arizona’s STR preemption law was amended in 2022 and 2024 to allow more local regulation, but cities still cannot ban STRs. A 2026 bill to cap STRs failed, and no new restrictions are pending as of June 2026. Arizona Capitol Times
Comparable Markets
- Scottsdale, AZ — Consider if you want a high-demand, high-regulation Arizona market.
- Tempe, AZ — Consider if you prefer a university-driven market with stricter enforcement.
- Gilbert, AZ — Consider for a family-oriented suburb with its own STR rules.
- Chandler, AZ — Consider for a large East Valley city with separate STR registration.
Sources
- City of Mesa: https://www.mesaaz.gov/Business-Development/Licensing/Short-Term-Rental-License
- Mesa Code of Ordinances: https://library.municode.com/az/mesa/codes/code_of_ordinances
- Mesa Code Chapter 15: https://library.municode.com/az/mesa/codes/code_of_ordinances?nodeId=COOR_TIT5BURE_CH15SHRMRE
- Arizona Revised Statutes: https://www.azleg.gov/ars/9/00500-39.htm
- Mesa Licensing Office: https://www.mesaaz.gov/business/licensing?locale=en
- LegalClarity: https://legalclarity.org/what-is-the-sales-tax-in-mesa-arizona-rates-and-tpt/
- 12News: https://www.12news.com/article/news/local/valley/mesa-requiring-license-short-term-rentals/75-1af67f30-2c93-46f1-8d57-c380176c82f6
- Rent Responsibly: https://www.rentresponsibly.org/az/mesa/
- Airbnb Help Center: https://www.airbnb.com/help/article/877
- Avalara: https://www.avalara.com/mylodgetax/en/blog/2022/08/state-of-the-state-arizona-short-term-rental-rules.html
- Arizona Capitol Times: https://azcapitoltimes.com/news/2026/04/07/arizona-short-term-rental-bill-likely-dead-for-the-year/
- Hands Off Sales Tax: https://handsoffsalestax.com/mesa-sales-tax-explained-and-faqs/
- Paradise Valley Independent: https://www.yourvalley.net/paradise-valley-independent/stories/arizona-bill-aimed-at-restricting-short-term-rentals-reduced-to-new-rules,662984
This page is research, not legal advice. Consult local counsel before acquiring or operating a short-term rental in City of Mesa, Maricopa County, Arizona.
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