Green Valley, Arizona Short-Term Rental Market
Green Valley, AZ STRs averaged $185/night at 52.8% occupancy in May 2026, serving a retirement and snowbird-driven market south of Tucson.
Quick Answer: Green Valley, Arizona is an active short-term rental market. average occupancy is 54%. average monthly revenue is $2,978. average daily rate is $197.
Market data reflects the Arizona Area regional market, which includes Green Valley. Regulations, taxes, and permit details below are specific to Green Valley.
Market Overview
Green Valley is a large unincorporated retirement community in Pima County, Arizona, located approximately 25 miles south of Tucson in the Santa Cruz Valley with a population of about 22,114. The STR market here is shaped by a distinctive visitor mix: snowbirds and seasonal residents arriving October through April, retirees, golfers, birders, and Cold War history travelers. Key demand anchors include the Titan Missile Museum, Madera Canyon (a world-renowned birding and hiking destination roughly 11 miles east), Historic Canoa Ranch, and numerous golf courses.
In May 2026, the market posted an average daily rate of $185 and occupancy of 52.8%, yielding RevPAR of $97.82. Average monthly revenue per listing was $2,679. Year-over-year as of May 2026, occupancy declined 1.91 percentage points and revenue fell 2.06%, while ADR increased 2.12%. The 2025 annual average was 54.1% occupancy, $173 ADR, and $2,632 monthly revenue. Dimension-level breakdown data (bedroom mix, channel split, listing-type split) was not available in the current snapshot.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 50% | $137 | $1,991 |
| Feb | 58% | $136 | $1,988 |
| Mar | 62% | $150 | $2,575 |
| Apr | 54% | $152 | $2,271 |
| May | 55% | $166 | $2,465 |
| Jun | 59% | $183 | $2,911 |
| Jul | 62% | $180 | $3,093 |
| Aug | 56% | $166 | $2,608 |
| Sep | 53% | $162 | $2,335 |
| Oct | 56% | $158 | $2,460 |
| Nov | 52% | $148 | $2,079 |
| Dec | 54% | $157 | $2,365 |
What Kind of STR Should I Buy in Green Valley?
Revenue and pricing by property type, tier, and bedroom count.
ADR by Property Tier
| Entire Home | $203 |
| Luxury | $334 |
| Professionally Managed | $242 |
Revenue by Dwelling Type
| Apartment | $1,824 |
| Entire Place | $3,090 |
| House | $3,320 |
Investment Analysis
Green Valley’s investment case differs from typical resort STR markets. The snowbird and seasonal-resident model means demand concentrates in the winter and early spring shoulder season (October through April), running counter to Arizona’s more common summer-peak recreational markets. At a May 2026 average of $2,679/month per listing, annualized gross revenue runs approximately $32,151 per unit. Tier-level ADR data (luxury and professionally managed) was not available in the current snapshot.
No housing price data was available for Green Valley in the current snapshot, so a gross yield calculation cannot be completed. Investors should source local comparable sales independently. ADR has risen from a 2017 annual average of $145 to $185 in May 2026, and revenue climbed from $1,787/month in 2017 to a 2021 peak of $2,846. Since 2022, revenue has stabilized in the $2,600 to $2,700 range annually. The 2026 partial-year average through May is $2,445, trending slightly below 2025’s full-year $2,632. The dominant investor risk is the seasonal concentration: if snowbird arrival or departure timing shifts, occupancy and revenue can move meaningfully in the October through April window.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Booking lead time and length-of-stay data were not available in the current Green Valley snapshot. Green Valley’s visitor profile suggests two distinct booking patterns: snowbirds and seasonal residents who book extended stays of weeks to months from October through April, and leisure travelers booking shorter 2 to 5 night stays for Madera Canyon birding, golf, and Titan Missile Museum visits. Operators offering flexible minimum-stay policies can potentially capture both segments. Longer-stay snowbird bookings booked well in advance likely anchor winter revenue, while summer and spring-break demand is more spontaneous and benefits from dynamic pricing.
Short-Term Rental Regulations
Short-term rentals are permitted in Green Valley. As an unincorporated Pima County community, Green Valley is governed by Arizona state preemption law (A.R.S. 9-500.39 and 11-269.17, originating with SB1350 in 2016 and amended by SB1168 in 2022). Arizona counties and cities may not ban STRs or restrict them to specific zones. STRs are permitted in residential areas.
Operators must obtain an Arizona TPT license from the Arizona Department of Revenue (approximately $12 per location, renewed annually) and register the property as a residential rental with the Pima County Assessor. Transient lodging stays under 30 days are subject to approximately 11.6% in combined tax in unincorporated Pima County (5.5% state transient tax plus 6% Pima County transient lodging tax). Effective January 1, 2025, Arizona residential rental stays of 30 days or more no longer collect city or county TPT. There is no owner-occupancy requirement, no primary-residence rule, and no cap on rental nights. Enforcement is characterized as minimal, focusing on tax compliance, registration, and nuisance complaints. Investors should confirm current Pima County Development Services and Assessor requirements, as the county may add registration and emergency-contact rules under state authority.
Market Comparison
Green Valley’s 52.8% occupancy in May 2026 is near but slightly below the U.S. STR market median of approximately 55%. Its $185 ADR is well below the national median of approximately $220, consistent with a retirement-community market that sees moderate nightly rates rather than resort-level pricing. RevPAR of $97.82 reflects both the occupancy and rate levels.
No property management companies appeared in the current Green Valley PM snapshot, indicating the market is dominated by independent hosts. This is consistent with a market where many owners are part-time residents who self-manage. The absence of regional PM operations may present an opportunity for operators who can provide professional pricing strategy and guest services, particularly for the winter snowbird demand window that spans roughly six months.
Frequently Asked Questions About Green Valley, Arizona
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