Tonto National Forest, AZ
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Overview
Annual Rev
$39.7k
12 mo avg
↑5%
from prior 12 mo
Occupancy rate
30%
12 mo avg
↓6%
from prior 12 mo
Avg daily rate
$249
12 mo avg
↑24%
from prior 12 mo
Lead time
30 days
12 mo avg
↓4 days
from prior 12 mo
Revpar
$78
12 mo avg
↓1%
from prior 12 mo
Methodology note: Figures reflect Tonto National Forest market data as of September 2026. Data covers Airbnb, VRBO, and Booking.com listings. Values are seasonally influenced; rounding applied for readability.
Revenue per listing by bedroom
Bedroom count:
0
1
2
3
4+
Short-term rental supply growth
Performance metrics by bedroom
Bedrooms
Annual Rev
Avg. Zestimate
Gross yield
Supply
Amenity revenue impact
| Amenity | Est. revenue impact |
|---|---|
| Hot Tub | +17% $6,746/yr |
| Barbecue | 🔒 +7% · $••••/yr Revenue lift and listing count available in Markets |
| Lake Access | 🔒 +7% · $••••/yr Revenue lift and listing count available in Markets |
| Pool | 🔒 +7% · $••••/yr Revenue lift and listing count available in Markets |
| Sauna | 🔒 +6% · $••••/yr Revenue lift and listing count available in Markets |
| Heating | 🔒 +5% · $••••/yr Revenue lift and listing count available in Markets |
| Pets Allowed | 🔒 +5% · $••••/yr Revenue lift and listing count available in Markets |
| EV Charger | 🔒 +2% · $•••/yr Revenue lift and listing count available in Markets |
| Bicycles | 🔒 +1% · $•••/yr Revenue lift and listing count available in Markets |
| Internet | 🔒 +1% · $•••/yr Revenue lift and listing count available in Markets |
Nightly rate by day of week
Occupancy rate by day of week
Listings by channel
Listings by rental type
Listings by amenities
Listings by size
4+ bedrooms (0%)
Listings by availability
Length of stay by bedroom
1 bedroom (5.3 nights)
2 bedrooms (4.5 nights)
3 bedrooms (4.5 nights)
4+ bedrooms (4.3 nights)
Cleaning fee by bedroom
4+ bedrooms ($238)
3 bedrooms ($164)
2 bedrooms ($117)
1 bedroom ($78)
Professional host share
Professionally managed (52%)
Independent hosts (48%)
Housing market signals
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Over the 12 months ending August 2026, the Tonto National Forest market averaged 899 active Airbnb and VRBO listings, up 3% from a year earlier and up 11% over two years.
An average Tonto National Forest listing earns $41K/year. High-performing listings earn $77K, while low-performing listings earn $14K.
Median Tonto National Forest home prices by size are 2-bedroom $368K, 3-bedroom $484K, and 4+ bedroom $691K.
Average gross yield is 9%, reaching 17% for high-performing listings. Gross yield excludes financing and operating costs, so net profitability varies by property.
Average occupancy in Tonto National Forest is 32%, producing RevPAR of $83 per available night.
4+ bedroom listings have the highest average gross yield at 10%. They average $75K/year in revenue against a $691K median purchase price.
Rules vary across Tonto National Forest. Scottsdale: Moderate. Business license required, zoning restrictions, good neighbor pledge. Active enforcement with complaint-driven investigations and fines. Phoenix: Moderate. Business license and TPT tax required, owner-occupancy in some zones. Enforcement ramping up with dedicated task force responding to complaints. Payson: Lenient. Business license required, minimal restrictions. Light enforcement, complaint-driven only. Sedona: Strict. Permit required, owner-occupancy mandate, rental caps by zone, strict regulations. Active enforcement with significant fines and permit revocations. Verify requirements for the property's jurisdiction.
The Tonto National Forest Airbnb and VRBO market appears broadly balanced. Supply has grown 3% year-over-year, while RevPAR has increased 4%, showing no clear supply-demand imbalance.
RevPAR is highest in July and June; it is lowest in September and February.
The most common amenities are TV (98%), Internet (97%), Parking (96%). The strongest positive revenue associations are TV (+46%), Bbq (+42%), Hot Tub (+32%).
Average daily rate in Tonto National Forest is $284, up 21% year-over-year. Rates peak in July and are lowest in September.
Guests in Tonto National Forest book an average of 33 days in advance, down 3% from last year. Booking windows range from 29 days for 1-bedroom listings to 40 days for 4+ bedroom listings.
Booking demand is highest on Saturday and lowest on Tuesday. Nightly rates peak on Saturday and are lowest on Monday. Weekend occupancy is 81% higher than weekday occupancy.