Tonto National Forest

As of May 2026, Scottsdale, Phoenix, Payson, Sedona have 886 active Airbnb and VRBO listings. This represents a 3% decrease from the previous year.

The average Airbnb or VRBO in Tonto National Forest generates $40K per year. High-performing properties earn $73K/year, while low-performing properties earn $14K/year. This significant spread highlights a bifurcated market where top-tier listings capture a disproportionate share of demand despite an overall 12% revenue contraction.

Average home prices in Tonto National Forest vary by property size: 1-bedroom properties cost approximately $0, 2-bedroom homes average $370K, 3-bedroom properties are around $485K, and 4+ bedroom homes average $685K. These prices reflect median home values across the Scottsdale, Phoenix, Payson, Sedona area.

Airbnb and VRBO can be profitable in Tonto National Forest, with an average gross yield of 9% across all properties. High-performing properties achieve yields up to 16%, which is considered top for short-term rental investment. The gap between average and peak yields suggests that operational efficiency remains a primary driver of returns.

The average occupancy rate for Airbnbs and VRBOs in Tonto National Forest is 33%. This occupancy level, combined with an average nightly rate of $270, results in a RevPAR (revenue per available room) of $77 per day.

4+ bedroom properties demonstrate the strongest performance in Tonto National Forest, with an average gross yield of 9% and annual revenue of $69K. These properties balance purchase price ($685K), operating costs, and rental demand most effectively in the Tonto National Forest market.

Short-term rental regulations vary by jurisdiction in the Tonto National Forest area. Scottsdale: Strict. Permit required, primary residence only, max 90 days/year if non-owner-occupied. Active enforcement with fines and penalties. Phoenix: Moderate. Business license and TPT tax required, zoning restrictions apply. Moderate enforcement, many operate without permits. Payson: Lenient. Business license and sales tax required. Minimal enforcement, hosts commonly operate informally. Sedona: Strict. Permit required, owner-occupancy preferred, density limits in residential zones. Active code enforcement with violations pursued. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Tonto National Forest Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 3% year-over-year, while RevPAR has decreased 12%. This indicates balanced supply-demand dynamics, as the contraction in inventory is currently insufficient to offset the broader downward pressure on revenue per listing.

Launch around December, 2-3 months before peak fall season (March peaks). This pre-peak timing lets you build reviews when competition is 2% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (January-September) when gaining traction is harder.

The most common amenities in Tonto National Forest listings include: Air Conditioning (96%), Kitchen (95%), Tv (82%), Washing Machine (75%), Balcony (68%). Amenities that boost revenue the most include Hot Tub, Washing Machine, Bbq, with Hot Tub properties earning approximately 33% more ($61K/year vs $46K/year).

Monthly estimated revenue per listing in Tonto National Forest over the last 12 months: May: $2K, June: $2K, July: $3K, August: $2K, September: $2K, October: $3K, November: $2K, December: $3K, January: $2K, February: $2K, March: $3K, April: $2K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Tonto National Forest is $270, up 20% year-over-year. By property size: 1-bedroom properties average $156/night, 2-bedroom properties average $189/night, 3-bedroom properties average $267/night, 4+ bedroom properties average $491/night. Rates peak in December and are lowest in May.

Guests in Tonto National Forest book an average of 32 days in advance, down 16% from last year. By property size: 1-bedroom: 27 days, 2-bedroom: 29 days, 3-bedroom: 32 days, 4+ bedroom: 39 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Tonto National Forest Airbnb and VRBO market has seen the following changes: supply declined 3%, revenue per listing decreased 12%, occupancy fell 18%, average nightly rates increased 20%, and lead time decreased 16%. These shifts suggest a pivot toward higher-rate, shorter-booking-window strategies amidst softening occupancy levels.

In Tonto National Forest, Saturday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Friday and are lowest on Tuesday. Weekends show 79% higher occupancy than weekdays.