Goodyear, Arizona Short-Term Rental Market
Goodyear, AZ STRs averaged $273/night at 59.4% occupancy in April 2026, with the spring training peak reaching 76.3% in March.
Quick Answer: Goodyear, Arizona is an active short-term rental market. average occupancy is 57%. average monthly revenue is $2,947. average daily rate is $188. the top operator is Evolve with 981 listings. market score is 50/100 (grade D).
Market data reflects the Phoenix/Scottsdale regional market, which includes Goodyear. Regulations, taxes, and permit details below are specific to Goodyear.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Goodyear is a fast-growing suburb in the southwest Phoenix metro with a population of 118,175, anchored as an STR market by Cactus League spring training at Goodyear Ballpark, the spring home of the Cleveland Guardians and Cincinnati Reds. The overall STR inventory is large, with approximately 33,966 active listings tracked across all channels. Of those, 30,445 (89.6%) are entire-place listings, 3,444 are private rooms, and 77 are shared rooms. By bedroom count, 1-bedroom units are the largest segment at 10,425 listings, followed by 2-bedroom (7,644), 3-bedroom (7,322), 4-bedroom (5,503), and 5-bedroom (3,019).
By booking channel, 16,256 listings appear on both Airbnb and VRBO, 14,575 are Airbnb-only, and 3,135 are VRBO-only. In April 2026, the market-wide average daily rate was $273, occupancy was 59.4%, and RevPAR was $162. Year-over-year, revenue grew 3.1%, ADR rose 2.9%, and occupancy improved 1.2 percentage points. The total market score is 50.3 out of 100, with investability at 65.1, rental demand at 68.2, and revenue growth at 68.9. The regulation score of 57.6 reflects Arizona’s permissive statewide STR preemption law, under which Goodyear cannot ban STRs outright.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 65% | $199 | $3,376 |
| Feb | 74% | $250 | $4,355 |
| Mar | 76% | $274 | $5,552 |
| Apr | 57% | $228 | $3,719 |
| May | 56% | $196 | $3,081 |
| Jun | 58% | $171 | $2,669 |
| Jul | 60% | $151 | $2,463 |
| Aug | 60% | $151 | $2,453 |
| Sep | 59% | $161 | $2,469 |
| Oct | 63% | $183 | $2,993 |
| Nov | 63% | $197 | $3,165 |
| Dec | 58% | $199 | $3,156 |
Top Short-Term Rental Operators in Goodyear
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 981 | 34,553 | ★ 4.74 |
| 2 | Vacasa | 505 | 9,989 | ★ 4.56 |
| 3 | CozySuites | 332 | 4,498 | ★ 4.00 |
| 4 | Zona Multifamily | 297 | 1,788 | ★ 2.67 |
| 5 | Park Royal | 229 | 17 | ★ 4.65 |
What Kind of STR Should I Buy in Goodyear?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 10,425 |
| 2 bed | 7,644 |
| 3 bed | 7,322 |
| 4 bed | 5,503 |
| 5 bed | 3,019 |
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 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 42.9% |
| vrbo | 9.2% |
| both | 47.9% |
Investment Analysis
Goodyear’s STR economics present a credible entry case in April 2026. Average monthly gross revenue across all listing types was $4,644. Houses are the top-performing segment at $5,523 per month, while entire-place listings average $4,950 and apartment-type listings come in substantially lower at $2,761. The large gap between apartments ($2,761) and houses ($5,523) reflects the premium that larger, standalone properties command in this spring-training and outdoor-recreation market.
On the ADR tier spectrum, professionally managed listings averaged $370/night versus the all-listing average of $273, a $97/night premium. Luxury-tier listings averaged $572/night. The entire-home tier averaged $292/night. With a typical home value of $470,432 and median sale price of $489,983, annualized revenue at April 2026’s pace projects to approximately $55,700 per year ($4,644 times 12), implying a gross yield of roughly 11.8% on a typical home purchase. That is a simplified calculation that does not account for seasonality, vacancy, expenses, or management fees, but the direction is favorable relative to national STR averages.
The market’s revenue growth of 3.1% year-over-year is modest but positive. ADR ticked up 2.9% and occupancy held nearly flat at +1.2 percentage points. Median days to pending in the housing market is 32, and the sale-to-list ratio is 0.987, indicating a market where buyers have modest negotiating room. A for-sale inventory of 725 homes provides selection for investors.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Guests in Goodyear book an average of 49.7 days in advance and stay an average of 4.85 nights. The nearly 50-day lead time means most guests are planning their trips roughly 7 weeks out, giving operators a meaningful window to adjust pricing before arrival. The 4.85-night average length of stay is notably longer than the national average of roughly 3-4 nights, which reflects the spring-training crowd booking multi-night stays and the snowbird market seeking extended short-term accommodations.
The combination of a moderate lead time and longer stays creates an opportunity for minimum-stay pricing strategies. Setting 3 to 5-night minimums during the peak February-March spring training window can protect against short-gap bookings that leave inventory underutilized. During the summer soft season, shorter minimums of 2 nights can help capture weekend leisure demand from Phoenix-metro residents seeking a local escape.
Short-Term Rental Regulations
Short-term rentals are legal throughout Goodyear. Arizona state law (A.R.S. 9-500.39, originating with SB 1350 in 2016) preempts cities from banning STRs outright or imposing owner-occupancy or primary-residence requirements. Goodyear cannot restrict STRs solely on the basis of their short-term nature.
Effective January 1, 2023, Goodyear adopted an STR ordinance (City Code Chapter 8, Article 8-2) under authority granted by SB 1168. Every STR operator must obtain a City of Goodyear Short-Term Rental License for $250 per year. Licenses expire December 31 annually and must be renewed with no proration for partial years. The license number must appear in all advertisements and listings.
Operators must also hold a State of Arizona Transaction Privilege Tax (TPT) license and remit lodging taxes. The city levies a 5.0% combined transient and real-property rental tax (2.5% each), on top of state TPT of 5.5% and Maricopa County taxes. Additional compliance requirements include: a minimum $500,000 liability insurance policy or equivalent platform coverage; sex-offender background checks on guests; an emergency contact who responds within 1 hour and complaint response within 24 hours; and written notification to adjacent and across-the-street single-family neighbors before the first rental. There is no cap on nights per year. Violations can result in fines of roughly $500 to $3,500 and license suspension. Enforcement is rated moderate.
Market Comparison
Nationally, the median STR market runs approximately 55% occupancy and $220 ADR. Goodyear’s April 2026 occupancy of 59.4% slightly exceeds the national median, while its ADR of $273 is 24% above the national level. RevPAR of $162 compares favorably to the implied national median of roughly $121.
Within the Phoenix metro, Goodyear competes with Scottsdale and Tempe for spring-training visitors, but its Cactus League anchor (Guardians and Reds) gives it a distinct demand driver that other West Valley suburbs lack. The market’s revenue growth of 3.1% year-over-year is below the pace of stronger destination markets but reflects ongoing expansion in a maturing Phoenix suburb.
Among the top property managers in this market, Evolve leads with 981 listings and 34,553 reviews at a 4.74 average rating, making it the dominant platform-model operator here. Vacasa operates 505 listings with 9,989 reviews at a 4.56 rating. CozySuites holds 332 listings with 4,498 reviews at a 4.00 rating. Zona Multifamily manages 297 listings with 1,788 reviews at a 2.67 rating. Park Royal rounds out the top 5 with 229 listings. The top 5 operators collectively account for approximately 2,344 managed listings.
Frequently Asked Questions About Goodyear, Arizona
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