MesaShort-term rental rules

Largest 50 cities / Arizona

Mesa requires a $250-a-year Short-Term Rental License issued only to the deeded owner, with no owner-occupancy or zoning restriction. The code states the license is non-transferable and non-assignable, and fees are forfeited if a transfer is attempted.

Research reviewed Oct 18, 2026. Original city review.

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Does the operating permit transfer?: New application
The license is tied to the deeded owner, not the property; a sale requires closing the old license and filing a new application, and an attempted transfer voids the license and forfeits all fees paid.
Can the land-use approval continue?: Verify the property approval
The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
Can this buyer obtain approval?: Non-owner-occupied rentals are fully allowed citywide, with no cap, zoning restriction or lottery; the license is issued to the titleholder regardless of occupancy.
License or registration: The Business Development Department issues a Short-Term Rental License for $250 a year to the deeded owner of each rental unit.
Application availability: Confirm current availability
Application availability was not separately reverified for this explorer. Check the city’s current program, cap, lottery or waitlist before relying on the seller’s rental history.
Timing to verify: No sale-specific deadline was established in this summary. Ask the issuing office about filing, renewal and any interruption in operation.
Changes and uncertainty: Statewide SB1076 would let smaller Arizona cities cap STR permits for the first time; it had a second Senate reading in January 2026.

What this means for the appraisal

Obtain the buyer application requirements and confirm the earliest approved operating date before assuming continuity of rental income.
Verify the property’s land-use approval and continuation conditions. Research finding: Verify the property approval.
Check the proposed buyer against the recorded requirements: Non-owner-occupied rentals are fully allowed citywide, with no cap, zoning restriction or lottery; the license is issued to the titleholder regardless of occupancy.
In the assignment analysis, identify the evidence supporting the proposed rental use, any operating interruption and any unresolved assumptions.

Use these prompts to plan the property review. The appraiser must evaluate the evidence and reach the assignment-specific conclusions.

Record the property evidence in a worksheet

Request documents from the owner or agent

Copy this market-specific request, add the property address and edit it for the assignment.

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Document request for Mesa

Subject: STR property document request | Mesa, AZ

Please provide the following documents for the property under review. Identify any item that is unavailable or does not apply.

1. Property address, parcel ID and confirmation of the governing jurisdiction.
2. Current operating permit or registration, named holder, expiration date and renewal history, if applicable.
3. Written ownership-change instructions from the issuing office. Guide finding: The license is tied to the deeded owner, not the property; a sale requires closing the old license and filing a new application, and an attempted transfer voids the license and forfeits all fees paid.
4. Zoning approval, conditional-use permit, variance or grandfathering record, including conditions and evidence of continued use. Guide finding: The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
5. Documents addressing the proposed buyer and property requirements: Non-owner-occupied rentals are fully allowed citywide, with no cap, zoning restriction or lottery; the license is issued to the titleholder regardless of occupancy.
6. Current confirmation of application availability, including any cap, waitlist, lottery or separation rule. Guide finding: Application availability was not separately reverified for this explorer. Check the city’s current program, cap, lottery or waitlist before relying on the seller’s rental history.
7. Recorded covenants, HOA or condominium rental restrictions and applicable lease restrictions.
8. Rental operating statements and booking records, with the periods covered and any anticipated interruption at closing.

Market research reviewed: 2026-10-18. These requests need property-specific verification.
Official research sources:
Mesa City Code Title 5, Chapter 15, Short-Term Rentals: https://library.municode.com/az/mesa/codes/code_of_ordinances?nodeId=COOR_TIT5BURE_CH15SHRMRE
City of Mesa Short-Term Rental License (official page): https://www.mesaaz.gov/Business-Development/Licensing/Short-Term-Rental-License

Subject: STR property document request | Mesa, AZ

Please provide the following documents for the property under review. Identify any item that is unavailable or does not apply.

1. Property address, parcel ID and confirmation of the governing jurisdiction.
2. Current operating permit or registration, named holder, expiration date and renewal history, if applicable.
3. Written ownership-change instructions from the issuing office. Guide finding: The license is tied to the deeded owner, not the property; a sale requires closing the old license and filing a new application, and an attempted transfer voids the license and forfeits all fees paid.
4. Zoning approval, conditional-use permit, variance or grandfathering record, including conditions and evidence of continued use. Guide finding: The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
5. Documents addressing the proposed buyer and property requirements: Non-owner-occupied rentals are fully allowed citywide, with no cap, zoning restriction or lottery; the license is issued to the titleholder regardless of occupancy.
6. Current confirmation of application availability, including any cap, waitlist, lottery or separation rule. Guide finding: Application availability was not separately reverified for this explorer. Check the city’s current program, cap, lottery or waitlist before relying on the seller’s rental history.
7. Recorded covenants, HOA or condominium rental restrictions and applicable lease restrictions.
8. Rental operating statements and booking records, with the periods covered and any anticipated interruption at closing.

Market research reviewed: 2026-10-18. These requests need property-specific verification.
Official research sources:
Mesa City Code Title 5, Chapter 15, Short-Term Rentals: https://library.municode.com/az/mesa/codes/code_of_ordinances?nodeId=COOR_TIT5BURE_CH15SHRMRE
City of Mesa Short-Term Rental License (official page): https://www.mesaaz.gov/Business-Development/Licensing/Short-Term-Rental-License

Research and guide updates

Oct 18, 2026 Research record: Research recorded for this market. Original city review. See the findings, open questions and official sources below.
Nov 1, 2026 Guide tools: Added assignment prompts, a document request and consistent research questions. This tool update does not change the market research date.

Changes and uncertainty to verify

Statewide SB1076 would let smaller Arizona cities cap STR permits for the first time; it had a second Senate reading in January 2026.

Sources and research limits

Carried forward from the October 18, 2026 city research. The explorer separates the operating permit from land-use rights; this is not a new verification of all current city rules.

Use this summary to identify the documents and questions for a property review. A seller's rental history alone does not establish a buyer's permission to operate.

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