Fountain Hills, Arizona Short-Term Rental Market
Fountain Hills, AZ STRs averaged $228/night at 56.4% occupancy in May 2026, anchored by arts festivals and resort-adjacent demand.
Quick Answer: Fountain Hills, Arizona is an active short-term rental market. average occupancy is 57%. average monthly revenue is $2,947. average daily rate is $188.
Market data reflects the Phoenix/Scottsdale regional market, which includes Fountain Hills. Regulations, taxes, and permit details below are specific to Fountain Hills.
Market Overview
Fountain Hills is an affluent community of approximately 23,900 residents in Maricopa County, located northeast of Scottsdale in the greater Phoenix metro. Its short-term rental market benefits from a distinct identity: the town’s signature Fountain Park fountain (one of the world’s tallest man-made fountains at up to 560 feet) and the semi-annual Fountain Festival of Fine Arts and Crafts, which draws roughly 100,000 attendees per event with approximately 450 exhibiting artists. This positions Fountain Hills as an arts and outdoor recreation destination within the broader Scottsdale-Phoenix market. In May 2026, the market averaged $228 per night with 56.4% occupancy and a RevPAR of $128.51, generating approximately $3,645 in monthly revenue per active listing. Year-over-year through May 2026, occupancy rose 0.78 percentage points, ADR increased 1.11%, and total revenue was essentially flat (down 0.08%). The 2025 annual average was 62.4% occupancy, $226 ADR, and $3,924 per month per listing. McDowell Mountain Regional Park (approximately 21,000 acres of hiking, mountain biking, and equestrian trails) and multiple golf courses provide year-round recreation draw. Winter snowbird demand from affluent seasonal visitors reinforces the January through March peak. No bedroom-tier or listing-type dimension data are available for this market. No dominant property management firms are identified in available data.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 65% | $199 | $3,377 |
| Feb | 74% | $250 | $4,356 |
| Mar | 76% | $274 | $5,551 |
| Apr | 57% | $228 | $3,719 |
| May | 56% | $196 | $3,082 |
| Jun | 58% | $171 | $2,669 |
| Jul | 60% | $151 | $2,464 |
| Aug | 60% | $151 | $2,452 |
| Sep | 59% | $161 | $2,469 |
| Oct | 63% | $183 | $2,993 |
| Nov | 63% | $197 | $3,164 |
| Dec | 58% | $200 | $3,157 |
What Kind of STR Should I Buy in Fountain Hills?
Revenue and pricing by property type, tier, and bedroom count.
ADR by Property Tier
| Entire Home | $202 |
| Luxury | $416 |
| Professionally Managed | $239 |
Revenue by Dwelling Type
| Apartment | $1,901 |
| Entire Place | $3,140 |
| House | $3,436 |
Investment Analysis
Fountain Hills presents a stable, resort-adjacent investment profile with above-average ADR for an Arizona suburb. The 2025 annual average of $3,924 per month per listing translates to approximately $47,088 in gross annual revenue. No housing price data is available for Fountain Hills in this dataset; the town’s proximity to Scottsdale and its affluent character typically imply higher acquisition costs than comparable smaller Arizona markets, which investors should source independently. The multi-year revenue trend shows growth from $1,812/month in 2017 to $3,924 in 2025, more than doubling over eight years. Revenue peaked in 2022 at $3,737/month (annual average), pulled back in 2023 to $3,530, recovered to $3,849 in 2024, and reached $3,924 in 2025. ADR has grown from $137 in 2017 to $226 in 2025. The 2026 partial-year average through May is running at $5,068/month, substantially above the 2025 annual average, driven by strong winter-spring performance. No tier-specific ADR data (luxury, professionally managed, entire-home) is available in the dataset. The $250 annual permit fee and the approximately 14.2% combined lodging tax rate are the primary regulatory cost items to factor into underwriting.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Booking lead time and length-of-stay data are not available for Fountain Hills in the current dataset. The arts-festival demand profile suggests advance bookings concentrate around the Fountain Festival of Fine Arts and Crafts events (typically November and March-April), which attract visitors from across the Southwest and who tend to book accommodations well in advance of confirmed dates. Operators should set premium rates for festival weekends and the broader January through March snowbird season. The proximity to Scottsdale’s resort corridor means Fountain Hills also captures overflow demand during major Scottsdale events such as the Barrett-Jackson auction, WM Phoenix Open golf, and spring training baseball, which run from January through March. Summer (June through September) benefits from shorter minimum-night requirements to maintain occupancy among Phoenix-area weekend travelers using Fountain Hills as a basecamp for McDowell Mountain hiking.
Short-Term Rental Regulations
Short-term rentals are legal in Fountain Hills under a permit scheme that took effect February 1, 2023. Operators must obtain a Town of Fountain Hills Short-Term/Vacation Rental Permit at $250 per property per year, with annual renewal required. Arizona’s state preemption law (ARS 9-500.39) prohibits the town from banning STRs or requiring owner-occupancy, so there is no owner-occupancy mandate and no cap on annual rental nights. All operators must also hold an Arizona Transaction Privilege Tax (TPT) license and register with the Maricopa County Assessor. Operational requirements include: designating a local emergency contact reachable around the clock who can respond within approximately one hour, carrying at least $500,000 in liability insurance, notifying neighbors before operating, and complying with advertising and on-property posting requirements. The combined transient lodging tax rate is approximately 14.2%, comprising a 6.9% town rate (2.9% TPT plus 4.0% bed tax) and approximately 7.27% in state and Maricopa County components. Enforcement is rated moderate, with civil penalties up to $1,000 per month for unpermitted operation after a written notice period. Effective January 1, 2025, Arizona eliminated city TPT on long-term residential rentals (30 or more days), but short-term stays remain fully taxable.
Market Comparison
Fountain Hills’ May 2026 ADR of $228 slightly exceeds the U.S. STR median of approximately $220, consistent with its positioning as an affluent suburb of Scottsdale. Occupancy at 56.4% is slightly above the national median of roughly 55%. No property management companies with significant listing counts are identified in available data, suggesting the market is served primarily by individual hosts rather than professional management firms. The $3,924/month 2025 annual average revenue per listing is notably higher than the other Arizona markets in this batch (Florence at $2,590/month), reflecting Fountain Hills’ higher price point and stronger demand base. Revenue has more than doubled from 2017 ($1,812/month) to 2025 ($3,924/month) and continues to grow. The $250/year permit requirement and approximately 14.2% combined lodging tax are higher regulatory costs than many smaller Arizona markets, but remain manageable relative to revenue levels.
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