Scottsdale STR market: 4,607 active listings, 52% February occupancy, $588 average daily rate.
Market Overview
Scottsdale is one of the largest short-term rental markets in the Southwest, with 4,607 active listings as of February 2026. The market draws roughly 3.4 million visitors annually, supporting consistent year-round demand across a mix of golf resort communities, Old Town entertainment districts, and luxury residential neighborhoods.
Average daily rates have climbed substantially in recent years, reaching $587.80 in February 2026 compared to a $310 market average in 2021. That 90% ADR increase over five years reflects both persistent demand growth and operators shifting toward higher-end properties. The median ADR (p50) of $419.40 in February 2026 is more representative of what a typical listing earns on a per-night basis.
Occupancy followed a different trajectory. The market peaked at 65.2% average occupancy in 2021 when supply was constrained post-pandemic, then declined steadily to 49.5% in 2024 as new listings entered at a high rate. Active listing counts reached 4,948 in 2023 before pulling back. In 2025 and early 2026, occupancy has stabilized in the 50% range, with the listing count settling near 4,600. The market is no longer in a rapid supply-growth phase, which reduces downward pressure on occupancy going forward.
Average monthly revenue per listing was $8,506 in February 2026, up significantly from the 2024 annual average of $5,365. That jump reflects both the seasonal strength of February and the ADR improvements in 2025 and 2026.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue | Active Listings |
|---|---|---|---|---|
| Jan | 54% | $383 | $6,312 | 4,524 |
| Feb | 61% | $465 | $8,099 | 4,530 |
| Mar | 71% | $404 | $9,706 | 4,165 |
| Apr | 60% | $346 | $6,779 | 4,094 |
| May | 55% | $317 | $5,821 | 3,831 |
| Jun | 52% | $297 | $5,351 | 4,234 |
| Jul | 49% | $287 | $5,235 | 4,462 |
| Aug | 51% | $285 | $5,243 | 4,490 |
| Sep | 51% | $309 | $5,286 | 4,510 |
| Oct | 54% | $335 | $5,915 | 4,324 |
| Nov | 56% | $360 | $6,113 | 4,390 |
| Dec | 52% | $375 | $6,170 | 4,469 |
Scottsdale’s STR seasonality is driven by the inverse relationship between Phoenix-area heat and visitor demand. Winter and early spring are the peak periods; summer is when occupancy and rates compress.
March is the strongest month by every metric: 71.0% average occupancy, $404 average ADR, and $9,706 average monthly revenue. January and February are close behind, with February averaging 61.2% occupancy and $465 ADR. The spring peak (January through April) accounts for disproportionate share of annual revenue. April remains solid at 60.2% occupancy despite ADR softening to $346 as peak demand passes.
May marks the transition into the slow season. Occupancy drops to 54.8% and ADR falls to $317. June through September is the low period: occupancy holds in the 49% to 52% range and ADR falls to a trough of $285 in August. Average monthly revenue during the summer quarter runs $5,235 to $5,351, roughly 46% below the March peak.
October and November represent a moderate shoulder season recovery. Occupancy climbs back to 54.4% and 55.8% respectively, and ADR recovers to the $335 to $360 range as snowbird visitors and event-driven travel returns. December stays active at $375 ADR as holiday travel fills part of the gap.
For operators, the practical implication is clear: a property that performs at median in March ($9,706) will earn roughly half that in August ($5,243). Effective seasonal pricing, longer minimum stays during slow months, and targeting event-driven demand (Barrett-Jackson, Waste Management Open, spring training) during the peak window are the primary levers for improving annual yield.
Revenue Breakdown
| Metric | 25th Pctile | Median | 75th Pctile | 90th Pctile |
|---|---|---|---|---|
| Revenue/mo | $2,989 | $6,016 | $11,106 | $17,944 |
| ADR | $259 | $419 | $704 | $1,168 |
| Occupancy | 28% | 53% | 76% | 89% |
February 2026 provides a useful snapshot of performance distribution across the Scottsdale market’s 4,607 active listings.
The average revenue of $8,506 is skewed upward by high earners. The median (p50) is $6,016, meaning half of all active listings earned less than that in February. The bottom quarter (p25) brought in $2,989 or less, which reflects lower-tier properties, new listings ramping up, or properties with minimal availability.
The 75th percentile earned $11,106 and the 90th percentile reached $17,944. Properties at the 90th percentile earn nearly six times what the bottom quartile earns. That spread is wider than most STR markets, reflecting Scottsdale’s mix of budget condos, mid-range pool homes, and high-end luxury properties.
On a RevPAR basis, the market averaged $303.80 with a median of $214.80 in February 2026. The ADR spread tells a similar story: p25 ADR was $259.20, p50 was $419.40, p75 was $703.70, and p90 reached $1,167.70 per night. The luxury tier in Scottsdale is substantial and commands rates that have no peer in most US markets outside of Miami or the Hamptons.
Investment Analysis
Revenue Trend
RevPAR & ADR Trend
| Date | Revenue | RevPAR | ADR |
|---|---|---|---|
| Mar 2021 | $9,077 | $293 | $323 |
| Apr 2021 | $8,072 | $269 | $313 |
| May 2021 | $7,725 | $249 | $300 |
| Jun 2021 | $7,479 | $249 | $301 |
| Jul 2021 | $7,342 | $237 | $295 |
| Aug 2021 | $7,249 | $234 | $299 |
| Sep 2021 | $7,026 | $234 | $299 |
| Oct 2021 | $7,271 | $235 | $323 |
| Nov 2021 | $6,977 | $233 | $320 |
| Dec 2021 | $6,753 | $218 | $325 |
| Jan 2022 | $6,671 | $215 | $322 |
| Feb 2022 | $7,966 | $285 | $385 |
| Mar 2022 | $10,000 | $323 | $384 |
| Apr 2022 | $7,346 | $245 | $335 |
| May 2022 | $6,137 | $198 | $317 |
| Jun 2022 | $6,867 | $229 | $305 |
| Jul 2022 | $6,685 | $216 | $301 |
| Aug 2022 | $6,291 | $203 | $281 |
| Sep 2022 | $6,601 | $220 | $306 |
| Oct 2022 | $6,737 | $217 | $306 |
| Nov 2022 | $6,697 | $223 | $310 |
| Dec 2022 | $5,998 | $194 | $303 |
| Jan 2023 | $6,059 | $195 | $313 |
| Feb 2023 | $8,381 | $299 | $433 |
| Mar 2023 | $9,991 | $322 | $402 |
| Apr 2023 | $6,175 | $206 | $306 |
| May 2023 | $5,090 | $164 | $273 |
| Jun 2023 | $4,431 | $148 | $253 |
| Jul 2023 | $4,549 | $147 | $251 |
| Aug 2023 | $4,826 | $156 | $244 |
| Sep 2023 | $4,808 | $160 | $295 |
| Oct 2023 | $4,470 | $144 | $292 |
| Nov 2023 | $4,988 | $166 | $359 |
| Dec 2023 | $5,234 | $169 | $391 |
| Jan 2024 | $5,986 | $193 | $403 |
| Feb 2024 | $7,237 | $250 | $443 |
| Mar 2024 | $9,147 | $295 | $443 |
| Apr 2024 | $5,860 | $195 | $384 |
| May 2024 | $4,966 | $160 | $332 |
| Jun 2024 | $3,799 | $127 | $302 |
| Jul 2024 | $3,592 | $116 | $284 |
| Aug 2024 | $3,719 | $120 | $279 |
| Sep 2024 | $3,875 | $129 | $301 |
| Oct 2024 | $5,059 | $163 | $339 |
| Nov 2024 | $5,310 | $177 | $366 |
| Dec 2024 | $5,827 | $188 | $388 |
| Jan 2025 | $5,836 | $188 | $391 |
| Feb 2025 | $8,406 | $300 | $478 |
| Mar 2025 | $10,316 | $333 | $468 |
| Apr 2025 | $6,441 | $215 | $390 |
| May 2025 | $5,186 | $167 | $361 |
| Jun 2025 | $4,181 | $139 | $326 |
| Jul 2025 | $4,004 | $129 | $306 |
| Aug 2025 | $4,133 | $133 | $321 |
| Sep 2025 | $4,120 | $137 | $342 |
| Oct 2025 | $6,036 | $195 | $413 |
| Nov 2025 | $6,593 | $220 | $442 |
| Dec 2025 | $7,039 | $227 | $470 |
| Jan 2026 | $7,011 | $226 | $484 |
| Feb 2026 | $8,506 | $304 | $588 |
Occupancy vs Supply
| Date | Occupancy | Active Listings |
|---|---|---|
| Mar 2021 | 73% | 3,072 |
| Jun 2021 | 66% | 3,281 |
| Sep 2021 | 66% | 3,388 |
| Dec 2021 | 62% | 3,501 |
| Mar 2022 | 72% | 3,607 |
| Jun 2022 | 57% | 5,176 |
| Sep 2022 | 56% | 5,240 |
| Dec 2022 | 55% | 5,250 |
| Mar 2023 | 73% | 5,213 |
| Jun 2023 | 53% | 5,024 |
| Sep 2023 | 48% | 5,050 |
| Dec 2023 | 45% | 4,358 |
| Mar 2024 | 67% | 4,053 |
| Jun 2024 | 43% | 2,810 |
| Sep 2024 | 43% | 4,069 |
| Dec 2024 | 50% | 4,632 |
| Mar 2025 | 70% | 4,880 |
| Jun 2025 | 43% | 4,879 |
| Sep 2025 | 40% | 4,802 |
| Dec 2025 | 49% | 4,603 |
Scottsdale presents a high-entry-cost STR market with above-average revenue potential concentrated in the upper performance tiers. The typical home value is $838,494 and the median recent sale price is $886,666, putting acquisition costs well above most comparable STR markets in the Sun Belt.
At current performance levels, the revenue picture varies sharply by property tier. In February 2026, the bottom quartile of listings (p25) generated $2,989 in monthly revenue, while median performers (p50) brought in $6,016. The top quartile (p75) earned $11,106 and the 90th percentile reached $17,944 in a single month. On an annualized basis, the 2025 full-year average was $6,024 per month, suggesting properties at the median earn roughly $72,000 per year.
At a purchase price of $886,666 and a conservative 25% down payment, the acquisition cost is approximately $221,667 plus closing costs. Monthly PITI on the remaining balance at current rates would run $4,500 to $5,500 depending on financing terms. A median-performing property earning $6,016 per month may cover debt service with limited margin; properties at or above the 75th percentile are where the investment case strengthens.
Key risk factors include the supply overhang from the 2022 to 2023 build-up, which pushed average occupancy below 50% in 2024. Scottsdale also enforces strict licensing requirements (see regulatory section), and Maricopa County and state tax obligations add operating costs. Summer months (July through September) are the softest period, with average occupancy in the 49% to 51% range and ADR near $285 to $309. Investors should underwrite summer performance carefully rather than relying on peak-season averages.
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| Date | Typical Home Value |
|---|---|
| Mar 2021 | $674,183 |
| Dec 2021 | $817,621 |
| Sep 2022 | $944,179 |
| Jun 2023 | $892,649 |
| Mar 2024 | $936,375 |
| Dec 2024 | $947,662 |
| Sep 2025 | $941,976 |
Booking Insights
In February 2026, Scottsdale guests booked an average of 78.8 days in advance, with a median lead time of 58 days. This is a relatively long booking window compared to many leisure markets, reflecting the importance of peak-season planning. Guests targeting winter travel and spring events (the Waste Management Phoenix Open typically falls in late January or early February, while spring training runs through March) book well ahead.
Average length of stay was 7.4 nights in February, with a median of 3.0 nights. The wide gap between mean and median indicates a subset of extended-stay guests pulling the average up, while the majority of bookings are 3-night weekend or short-break stays. This pattern suggests Scottsdale attracts both short-stay leisure visitors and longer-term snowbirds or remote workers using the property for weeks at a time.
For pricing strategy, the 58-day median lead time means operators who hold out for last-minute rate spikes are working against the market’s booking rhythm. Most revenue is locked in 4 to 8 weeks before the stay. Setting competitive rates early in the booking window and using dynamic pricing tools to fill gaps at moderate discounts in the final 2 weeks is generally more effective than waiting for late demand.
The long average stay also supports minimum-stay policies of 3 to 5 nights on weekends and 7 nights during peak January through March weeks, which reduces turnover costs without significantly reducing occupancy.
Short-Term Rental Regulations
Scottsdale has a structured short-term rental licensing framework that all operators must follow before accepting any bookings.
The primary requirement is a City of Scottsdale short-term rental license, which must be renewed annually at $250 per property. Before applying for the city license, owners must first obtain a Transaction Privilege Tax (TPT) license from the Arizona Department of Revenue. The TPT license is required because Arizona levies state transaction privilege tax on rental income, and Scottsdale adds a municipal transient tax on top of that. Both taxes must be collected from guests and remitted on a regular filing schedule.
Maricopa County registration is also required prior to first occupancy. This is a separate step from the city license and must be completed before guests check in.
Liability insurance is mandatory at a minimum coverage level of $500,000. This coverage can be held directly by the owner or provided through an online lodging marketplace (such as Airbnb or VRBO’s host protection programs, if those meet the threshold).
Within 30 days of receiving the city license, owners must notify all adjacent property owners in writing. The notification must include the rental license number, the property address, and an emergency contact number for the operator or a local property manager.
Zoning restrictions apply in some areas of Scottsdale, and certain neighborhoods or HOAs may prohibit short-term rentals regardless of city licensing. Prospective buyers should verify zoning and HOA rules at the specific property level before purchasing with STR intent.
Market Comparison
Scottsdale ranks among the top-performing STR markets in Arizona and consistently outperforms most comparable Sun Belt desert destinations on a revenue-per-listing basis.
The February 2026 average ADR of $587.80 places Scottsdale well above the national STR average, which typically runs in the $175 to $250 range for established markets. Even the median ADR of $419.40 is roughly double the national median, reflecting the premium that Scottsdale’s luxury property mix commands.
Occupancy at 52% in February 2026 is near the national average for the same month, which is notable given that Scottsdale is at or near peak season in February while many northern markets are still in their slow season. The full-year 2025 occupancy average of approximately 49.8% is consistent with comparable resort and warm-weather markets that saw supply normalization post-2021.
The listing count of 4,607 is substantial. Scottsdale is not a small or emerging market; it is a mature, competitive market where differentiation in property quality, amenities (private pools, outdoor entertaining), and professional management matters more than simply getting a listing live. New entrants competing in the mid-range tier (p25 to p50 by revenue) will face meaningful competition from established operators.
For context, the top performers in Scottsdale (p90 at $17,944 in February) rival monthly revenue figures seen in high-demand coastal markets, which speaks to the depth of the luxury demand segment here.
Frequently Asked Questions About Scottsdale, Arizona
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