Pinetop, Arizona Short-Term Rental Market
White Mountains STR market in September 2026 shows $229 ADR, 46.5% occupancy and $2,971 monthly revenue.
Quick Answer: Pinetop, Arizona is an active short-term rental market. average occupancy in the Pinetop-Lakeside market area is 47%. average monthly revenue in the Pinetop-Lakeside market area is $2,971. average daily rate in the Pinetop-Lakeside market area is $229. 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 Pinetop. Regulations, taxes, and permit details below are specific to Pinetop.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Pinetop, Arizona sits in the White Mountains, a resort area at roughly 7,000 feet of elevation. STR performance data for Pinetop is published at a shared regional level, so every performance figure on this page describes the Arizona White Mountains region STR market rather than Pinetop alone. Bedroom, channel and listing-type counts and top operator names are tracked at that shared regional level rather than uniquely for Pinetop, so this profile omits them.
In September 2026, the White Mountains STR market posted an average daily rate (ADR) of $229 and occupancy of 46.5%. Average monthly revenue per listing was $2,971. Compared with September 2025, occupancy rose 9.7%, ADR rose 1.4% and revenue rose 11.3%, which means most of the gain came from more booked nights rather than higher rates.
The year-to-date picture is steady. Through September, 2026 averages 46.2% occupancy, a $218 ADR and $2,835 in monthly revenue, against 45.4%, $219 and $2,768 for full-year 2025. The market is well below its 2020 peak, when occupancy reached 59.3% and monthly revenue averaged $3,157, but it has held in a narrow band of 44.6% to 47.0% occupancy since 2022.
The demand base is local and seasonal. Pinetop-Lakeside has about 4,191 year-round residents, and the population swells to over 30,000 in summer as visitors from Phoenix, Scottsdale and Tucson leave the desert heat. About 49% of local housing units are seasonal or vacation vacancies, and tourism-related industries account for over 20% of the local workforce. Summer brings hiking, fishing, boating and golf, while winter brings skiing, snowmobiling and ice fishing. That two-season pattern supports bookings outside the summer peak, though the shoulder months are noticeably softer, as the seasonal section below shows.
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 Pinetop 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 Pinetop, so these counts are not Pinetop-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 Pinetop?
Revenue and nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Pinetop 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 (Pinetop)
Typical home values, median sale prices, and the 10-year price trend for Pinetop 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 Pinetop — 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 legal in Pinetop-Lakeside. Arizona state law (A.R.S. 9-500.39) prevents municipalities from banning short-term or vacation rentals or restricting them to particular zoning districts, so STRs are broadly permitted in residential zones. The town regulates them under Town Code Chapter 5.28 (Ordinance 23-461), and enforcement severity is rated moderate.
An owner must hold a Town of Pinetop-Lakeside Vacation Rental (Short-Term Rental) License before renting a property for stays under 30 days. The license costs $250 per property and renews annually. Rentals of 30 days or longer are not covered. Prerequisites include a valid Arizona Transaction Privilege Tax (TPT) license for each property, proof of ownership such as a warranty deed or property tax bill, and a local emergency point of contact. Owners must also show liability insurance of at least $500,000 in the aggregate, or use a platform such as Airbnb or VRBO that provides equal or greater primary coverage. Before the first rental, owners must notify adjacent, across-the-street and diagonal neighboring residential properties.
There is no annual night cap, and neither owner occupancy nor primary residence is required. Lodging is taxed at a combined transient rate of about 12.38%, made up of 5.5% state, roughly 0.88% Navajo County and 6.0% town tax. The town opened its licensing portal on September 5, 2023, and existing operators had to be licensed by November 15, 2023. Arizona’s separate long-term residential rental tax was repealed effective December 31, 2024, which does not change the transient lodging tax on STR stays. Confirm current requirements with the Town before purchasing.
Market Comparison
The White Mountains STR market shows a mixed profile. September 2026 occupancy was 46.5% at a $229 ADR, so guests here pay solid nightly rates but book fewer nights outside the summer months.
The seasonal picture explains much of the occupancy gap. Only June, July and August exceed 50% occupancy, at 63.0%, 70.4% and 58.5%. Every other month falls between 32.8% and 48.0%. July’s 70.4% shows that the market can compete with strong destinations when demand peaks.
Performance is also moving in the right direction. Occupancy is up 9.7% year over year and ADR is up 1.4%. Luxury listings at $361 are about 57.6% above the market average ADR of $229, which shows the premium that quality commands in a mountain resort setting.
Top operator names are tracked at a shared regional level rather than uniquely for Pinetop, so this profile omits them. For an investor, the comparison suggests that this market rewards owners who can capture the summer peak and hold rates in winter, rather than owners relying on steady year-round occupancy.
Frequently Asked Questions About Pinetop, Arizona
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