Sedona, Arizona Short-Term Rental Market
Sedona STRs averaged $370/night at 70.9% occupancy in April 2026, with 4,962 active listings across Airbnb and VRBO.
Quick Answer: Sedona, Arizona is an active short-term rental market. average occupancy is 71%. average monthly revenue is $7,204. average daily rate is $370. the top operator is I Love Vacations – Sedona with 200 listings. market score is 67/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Sedona, Arizona ranks among the most active short-term rental markets in the Southwest, with 4,962 active listings as of the April 2026 data snapshot. Entire-place rentals dominate at 4,741 listings (95.5% of supply), with private rooms accounting for 220 listings and shared rooms representing just 1. By bedroom count, 1-bedroom units are the most common at 1,644 listings, followed by 3-bedroom at 1,379, 2-bedroom at 1,179, 4-bedroom at 469, and 5-bedroom at 277.
The market recorded a $370 average daily rate and 70.9% occupancy in April 2026, producing a RevPAR of $263. Year-over-year, ADR rose 2.2% while occupancy slipped 2.9%, and average monthly revenue grew 0.5% to $7,204. The 2025 annual average occupancy was 57.0% at a $323 ADR, generating roughly $5,150 per listing per month. The market’s total score from the rental demand index is 67.4 out of 100, with rental demand scoring 88.5 and seasonality at 70.9, reflecting a market with strong demand but meaningful seasonal variability.
On the channel side, 2,798 listings appear on both Airbnb and VRBO, 1,824 are Airbnb-only, and 340 are VRBO-only, indicating that dual-channel distribution is the dominant strategy among Sedona operators.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 47% | $234 | $3,251 |
| Feb | 64% | $247 | $3,811 |
| Mar | 76% | $290 | $5,996 |
| Apr | 69% | $284 | $5,347 |
| May | 64% | $267 | $4,634 |
| Jun | 56% | $254 | $3,895 |
| Jul | 54% | $234 | $3,470 |
| Aug | 51% | $231 | $3,158 |
| Sep | 57% | $245 | $3,566 |
| Oct | 67% | $260 | $4,705 |
| Nov | 61% | $259 | $4,167 |
| Dec | 56% | $259 | $3,957 |
Top Short-Term Rental Operators in Sedona
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | I Love Vacations – Sedona | 200 | 10,435 | ★ 4.87 |
| 2 | Evolve | 160 | 13,389 | ★ 4.79 |
| 3 | Foothills Property Management Inc | 111 | 6,128 | ★ 4.80 |
| 4 | Sedona Premier Vacations | 89 | 6,715 | ★ 4.92 |
| 5 | Christian Taylor Vacations | 74 | 202 | ★ 4.73 |
What Kind of STR Should I Buy in Sedona?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,644 |
| 2 bed | 1,179 |
| 3 bed | 1,379 |
| 4 bed | 469 |
| 5 bed | 277 |
ADR by Property Tier
| Entire Home | $380 |
| Luxury | $682 |
| Professionally Managed | $429 |
Revenue by Dwelling Type
| Apartment | $4,446 |
| Entire Place | $7,416 |
| House | $8,125 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 36.8% |
| vrbo | 6.9% |
| both | 56.4% |
Investment Analysis
Sedona presents a high-ADR, high-entry-cost market where revenue potential is real but acquisition prices are substantial. The typical home value in Sedona is $906,178 (April 2026 Zillow estimate), with a median sale price of $924,333 and a median list price of $1,082,167. With 267 homes for sale and a median 26 days to pending, inventory is limited and moves at a measured pace. The sale-to-list ratio of 0.854 reflects that buyers are negotiating below list price on average, which is relevant context for acquisition modeling.
At a $7,204 average monthly revenue per listing, annualized gross revenue runs approximately $86,448. Against a $906,178 typical home value, that implies a gross yield of roughly 9.5% before operating costs, mortgage, and taxes. Professionally managed properties average $429/night in ADR versus the market-wide $370, a 16% premium that suggests operator quality and professional presentation drive material rate lift. Luxury-tier properties average $682/night, indicating the upper segment commands nearly double the market average rate.
Revenue growth has been modest: the 2025 annual average was $5,150/month, up from $4,962 in 2024 and $4,531 in 2023. ADR has climbed steadily from $264 in 2021 to $323 in 2025 and $338 in partial 2026 data, while occupancy has trended slightly softer from the 2021 peak of 70.5%. The investability score is 66.2 out of 100, reflecting the high property prices relative to revenue.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Sedona guests book an average of 63 days in advance as of April 2026. This lead time sits above the US STR median of roughly 30 to 45 days, which creates a meaningful pricing window for operators. With nearly two months of forward visibility, hosts who deploy rate escalation strategies (pricing conservatively at 90-plus days and increasing toward the arrival date as the calendar fills) can capture demand at multiple price points rather than one flat rate.
The average length of stay is 3.5 nights, consistent with a weekend-plus-one-night pattern typical of drive-to leisure destinations. At 3.5 nights, Sedona listings turn over approximately 8 to 9 times per month at full occupancy. Cleaning and turnover costs are therefore a meaningful operational expense, and same-day turnovers should be priced accordingly. Operators targeting longer stays (4 to 5 nights minimum) may reduce cleaning frequency but risk lower occupancy in shorter booking windows.
Short-Term Rental Regulations
Sedona permits short-term rentals city-wide and requires a city-issued Short-Term Rental Permit for every unit rented for fewer than 30 consecutive days. As of January 2025, the annual non-refundable permit fee is $210 per unit. Permits are non-transferable and tied to the property owner; new buyers must apply fresh rather than inheriting the prior owner’s permit.
Arizona SB 1350, effective January 1, 2017, preempts local STR bans in residential zones. There is no owner-occupancy or primary-residence requirement, and no annual night cap, so investor-owned, non-resident properties qualify freely.
Before obtaining a city permit, operators must hold an Arizona Transaction Privilege Tax (TPT) license from the state Department of Revenue. The combined occupancy tax rate is 13.33% for Yavapai County properties, comprising the state and county TPT plus city bed tax and city hotel tax components. A slightly different rate applies to properties in the Coconino County portions of Sedona.
Key operating requirements include a 24/7 emergency contact reachable within 60 minutes, minimum $500,000 liability insurance (unless the booking platform covers it), and written neighbor notification to all adjacent and diagonal neighbors including the permit number and emergency contact. The permit number must be displayed in all listings and at the property. Special events such as weddings, retreats, and outdoor entertainment require a separate permit and are subject to strict oversight.
Recent changes: the per-unit permitting requirement was clarified in December 2024 (each advertised unit needs its own permit). The annual fee increased to $210 from $200 in January 2025. In October 2025, city council added formal permit suspension authority and a structured late-renewal fee ($50 for 2 to 90 days late, $100 for 90 or more days late). Enforcement is active: the city maintains a dedicated STR Specialist and a 24/7 complaint hotline. Enforcement severity is rated strict.
Market Comparison
Against US STR benchmarks, Sedona’s April 2026 figures are materially above average. The US STR median occupancy is approximately 55% and the national median ADR is roughly $220/night. Sedona’s 70.9% occupancy and $370 ADR both exceed those benchmarks, reflecting the destination’s premium positioning as a high-demand, constrained-supply market with strong international and domestic recognition.
The Sedona STR market is served by a competitive management landscape. I Love Vacations – Sedona leads with 200 listings and 10,435 reviews (4.87 average rating). Evolve is the second-largest operator at 160 listings and 13,389 reviews (4.79 rating). Foothills Property Management holds 111 listings (6,128 reviews, 4.80 rating). Sedona Premier Vacations manages 89 listings with 6,715 reviews at a market-leading 4.92 rating. Christian Taylor Vacations rounds out the top five with 74 listings.
The top five operators collectively account for 634 listings, approximately 12.8% of the 4,962 total active listings. This means the market is highly fragmented, with roughly 87% of inventory operated by individual hosts or smaller management companies. For a new investor, that fragmentation suggests professional management can provide a meaningful competitive edge through better distribution, pricing, and review volume relative to the self-managed majority.
Frequently Asked Questions About Sedona, Arizona
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