Short‑Term Rentals In Catalina Foothills: What’s Allowed

Thinking about listing your Catalina Foothills home as a short-term rental, but not sure what’s actually allowed? You’re not alone. Arizona’s rules are friendly to hosts, yet there are real steps you must take to stay compliant and protect your investment. In this guide, you’ll learn the key rules for Catalina Foothills, what taxes and licenses you need, how HOAs can affect your plans, and a simple checklist to get started. Let’s dive in.

What counts as a short-term rental

Short-term rentals generally mean guest stays under 30 days. In Arizona, these stays fall under transient lodging for tax purposes, which affects how you register and file with the state. Long-term residential rentals are treated differently for tax reporting beginning in 2025, but that change does not affect short-term lodging.

Catalina Foothills basics

Catalina Foothills is an unincorporated part of Pima County, not a separate city. That means county rules apply, and nearby town rules may apply only if your property sits inside a town boundary. You can confirm the community’s status as an unincorporated area by reviewing the Catalina Foothills overview.

What Arizona law allows

Arizona law prevents cities and counties from banning short-term rentals by category. Local governments can regulate for health, safety, and nuisance control, and they can require things like local contact information, proof of insurance, and penalties for violations. You can read the statutory framework in HB 2672 and the later updates in SB 1168.

Local rules to check

Because Catalina Foothills is unincorporated, Pima County standards apply. That said, some addresses near the Foothills fall inside nearby towns that do have local licensing rules.

• Oro Valley: The town requires registration steps such as proof of tax licensing, neighbor notification, and insurance evidence. See the town’s short-term rental regulations.
• Marana: The town outlines business license and documentation requirements for short-term rentals. Review Marana’s short-term rental guidance.

If your Foothills address is outside any town boundary, follow state and county requirements and make sure you complete assessor and tax registrations before listing.

Taxes and the TPT license

Short stays under 30 days are subject to Arizona’s Transaction Privilege Tax (TPT) under transient lodging. You must obtain a TPT license through the Arizona Department of Revenue and collect and remit the applicable state and any local transient taxes. ADOR updated long-term residential rental reporting rules beginning January 1, 2025, but this change pertains to 30-plus day rentals, not short-term lodging. For details, see the ADOR update on TPT changes.

HOAs and deed restrictions

Private rules can still limit your plans. Homeowner associations and recorded deed restrictions may prohibit short-term rentals or set minimum lease terms. Recent Arizona cases have narrowed when new HOA amendments that add rental bans are enforceable, especially if owners did not have notice of that type of restriction in the original CC&Rs. See the Arizona Supreme Court’s Kalway decision and a recent appellate opinion applying similar reasoning to STR limits, Vista Del Corazon v. Smith. Always review recorded CC&Rs and amendments before purchasing or listing.

A simple compliance checklist

Use this list before you host your first guest.

1. Confirm your location

• Verify whether your property is unincorporated Pima County or inside a town boundary that has its own STR license rules. Catalina Foothills is unincorporated, but boundaries can be complex. Reference the community overview and check with the relevant local office.

2. Review HOA and deed restrictions

• Get the CC&Rs and amendment history. If there is a new or unclear rental restriction, consider legal advice. Recent case law, including Kalway, affects enforceability.

3. Register with the county assessor

• Arizona requires residential rental properties to be registered with the county assessor. Pima-area towns reinforce this as a prerequisite to any local STR license. See Oro Valley’s guidance on assessor registration within its STR regulations.

4. Obtain your TPT license

• Apply for the Arizona TPT license for transient lodging and learn which business codes apply to you. Review ADOR’s TPT update and confirm current rates that may apply to your address.

5. Apply for a local license if required

• If you are inside Oro Valley or Marana, complete the town’s STR license or business license, including proof of TPT registration, insurance, neighbor notification, and a designated 24-hour contact. See Oro Valley’s requirements and Marana’s guidance.

6. Post required info and respond to complaints

• If local rules apply, display your license or TPT number on listings and required notices on the property. Maintain a 24-hour response plan for complaints. The authority for these requirements appears in SB 1168.

7. Keep your records

• Maintain insurance policies, TPT filings, neighbor notices, and any inspection or safety documentation. Many local programs are complaint driven and may request proof after a verified complaint.

For buyers and sellers in the Foothills

If you’re buying with hosting in mind, confirm your address, taxes, and any HOA limits before you write an offer. If you’re selling, clarity on STR eligibility, assessor registration, and tax status can reduce friction for buyers and support value. A clean, documented compliance file helps everyone move forward with confidence.

Ready to evaluate a specific Catalina Foothills property or map out your hosting plan? Reach out to Blaire Lometti for local guidance tailored to your goals.

FAQs

Are short-term rentals allowed in Catalina Foothills?

• Yes, Arizona law allows short-term rentals with reasonable local regulation; you must meet assessor registration, TPT licensing, and any applicable town or HOA requirements (see HB 2672).

What taxes apply to a Catalina Foothills Airbnb?

• Stays under 30 days are taxed under Arizona’s TPT transient lodging category; obtain a TPT license and remit state and any local transient taxes (see ADOR’s TPT update).

Do Oro Valley or Marana rules affect me in the Foothills?

• Only if your property lies inside those town boundaries; both have STR licensing with requirements like neighbor notification and insurance (see Oro Valley’s STR regulations and Marana’s guidance).

Can my HOA ban short-term rentals in Arizona?

• HOAs can limit rentals, but the enforceability of new STR bans depends on the original CC&Rs and how amendments were adopted; see the Kalway decision and a recent appellate case on STR limits (Vista Del Corazon).

Who responds to STR complaints in the Tucson area?

• Enforcement is usually complaint driven; local code enforcement, licensing divisions, and law enforcement handle verified issues, and statutes authorize penalties and procedures (see SB 1168).