Heber, Arizona Short-Term Rental Market
Heber-Overgaard AZ STRs averaged $185/night at 32.2% occupancy in April 2026, with a July peak of $222 ADR and 70.5% occupancy.
Quick Answer: Heber, Arizona is an active short-term rental market. average occupancy in the Pinetop-Lakeside market area is 59%. average monthly revenue in the Pinetop-Lakeside market area is $3,799. average daily rate in the Pinetop-Lakeside market area is $239. the top operator in the Pinetop-Lakeside market area is Evolve with 234 listings. market score is 50/100 (grade D).
Market data reflects the Pinetop-Lakeside regional market, which includes Heber. Regulations, taxes, and permit details below are specific to Heber.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Heber-Overgaard is an unincorporated Census-Designated Place in Navajo County, Arizona, situated at approximately 6,627 feet elevation on the Mogollon Rim. The permanent population is roughly 2,898, but the area’s housing stock is heavily second-home oriented: nearly 66% of units were second homes as of the 2010 Census, and the summertime population swells to an estimated 12,000. The market draws overwhelmingly from the Phoenix metro, approximately 144 miles south, as a high-country escape from summer heat. Primary visitor activities are trout fishing at Woods Canyon Lake, Willow Springs Lake, and Black Canyon Lake, hiking along the Rim, hunting, and winter snow recreation.
The short-term rental dataset captures approximately 2,034 total tracked listings: 505 on Airbnb only, 233 on VRBO only, and 1,296 on both platforms. Entire-place units account for 2,022 of those listings, a near-total proportion consistent with the cabin-and-retreat character of the market. Private rooms total just 12. By bedroom count, three-bedrooms lead at 739 listings, followed by two-bedrooms at 572, four-bedrooms at 254, and one-bedrooms at 320. Five-plus bedrooms account for 147 listings, indicating a meaningful inventory of larger group cabins.
The latest data month is April 2026, historically the weakest month for this market. Occupancy was 32.2% and ADR was $185, yielding RevPAR of $59.63. Year-over-year, occupancy declined 7.5%, ADR rose 2.2%, and revenue fell 2.6%. The overall market score is 49.5, with investability at 67.7 and revenue growth at 67.2.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 34% |
| Feb | 37% |
| Mar | 39% |
| Apr | 33% |
| May | 47% |
| Jun | 63% |
| Jul | 70% |
| Aug | 59% |
| Sep | 45% |
| Oct | 44% |
| Nov | 37% |
| Dec | 48% |
Month-by-month nightly rates and revenue figures for Heber are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Top Short-Term Rental Operators in Pinetop-Lakeside market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Pinetop-Lakeside market as a whole, which includes Heber, so these counts are not Heber-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 234 | 11,536 | ★ 4.81 |
| 2 | Vacasa | 80 | 927 | ★ 4.78 |
| 3 | CoolVacay | 47 | 48 | ★ 4.65 |
| 4 | Greer Cabin Keepers | 44 | 327 | ★ 4.59 |
| 5 | Rim Lakes Vacation Rentals | 31 | 1,343 | ★ 4.79 |
What Kind of STR Should I Buy in Heber?
Revenue and nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Heber are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 24.8% |
| vrbo | 11.5% |
| both | 63.7% |
Home Value Trends (Heber)
Typical home values, median sale prices, and the 10-year price trend for Heber are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Booking Insights
Booking-window and length-of-stay analysis for Heber — how far ahead guests book and how to price around it — is available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Short-Term Rental Regulations
Short-term rentals are clearly permitted in Heber-Overgaard. Arizona’s state preemption statute (A.R.S. 11-269.17, enacted via SB 1350) prohibits counties from banning STRs or restricting them based on rental classification, so Navajo County cannot impose a use-based prohibition. No dedicated Navajo County STR permit program was identified for unincorporated areas.
The one mandatory requirement for all STR operators is a state Transaction Privilege Tax (TPT) license from the Arizona Department of Revenue, priced at approximately $12 per location per year with annual renewal. The TPT license number must appear in all property listings. Operators must collect and remit the transient lodging TPT rate of approximately 6.43%, composed of the 5.6% state base plus the Navajo County component, applied to short-term stays. No city tax applies to unincorporated Heber-Overgaard.
Counties retain the right to require an emergency contact, a minimum of $500,000 in liability or marketplace insurance, and enforcement of health, safety, fire, building, and nuisance codes applied uniformly. No owner-occupancy or primary-residence requirement applies, and there is no statutory cap on annual rental nights. Effective January 1, 2025, Arizona ended TPT on long-term residential rentals of 30 or more days, but short-term lodging TPT remains in full effect. Enforcement is classified as minimal, consistent with the rural, unincorporated setting and absence of a dedicated county program.
Market Comparison
Heber-Overgaard’s April 2026 occupancy of 32.2% is well below the US STR median of approximately 55%, which is expected given that April is this market’s historical trough. The July peak of 70.5% exceeds the national median significantly, reflecting the intensity of summer demand concentration. The ADR of $185 is below the US median of roughly $220, consistent with a rural drive-market cabin destination.
The top operator by listing count is Evolve with 234 listings, 11,536 reviews, and a 4.81 average rating, a notably high rating for a large portfolio. Evolve accounts for approximately 11.5% of the roughly 2,034 total tracked listings, a meaningful market share. Vacasa holds second with 80 listings at a 4.78 rating and 927 reviews. CoolVacay manages 47 listings at a 4.65 rating. Greer Cabin Keepers, a regionally focused operator, manages 44 listings with a 4.59 rating and 327 reviews. Rim Lakes Vacation Rentals rounds out the top five with 31 listings, 1,343 reviews, and a 4.79 rating. The presence of region-specific operators (Greer Cabin Keepers, Rim Lakes) alongside national platforms indicates an established local vacation-rental infrastructure serving the Mogollon Rim market.
Frequently Asked Questions About Heber, Arizona
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