Question 1

How many Airbnb and VRBO listings are in Tonto National Forest?

Accepted Answer

Over the 12 months ending September 2026, the Tonto National Forest market averaged 897 active Airbnb and VRBO listings, up 3% from a year earlier and up 10% over two years.

Question 2

How much do Airbnbs and VRBOs make in Tonto National Forest?

Accepted Answer

An average Tonto National Forest listing earns $39K/year. High-performing listings earn $76K, while low-performing listings earn $12K.

Question 3

How much does it cost to buy an Airbnb or VRBO property in Tonto National Forest?

Accepted Answer

Median Tonto National Forest home prices by size are 2-bedroom $363K, 3-bedroom $479K, and 4+ bedroom $678K.

Question 4

What is the occupancy rate for Airbnb and VRBO in Tonto National Forest?

Accepted Answer

Average occupancy in Tonto National Forest is 32%, producing RevPAR of $85 per available night.

Question 5

Are short-term rentals legal in Tonto National Forest?

Accepted Answer

Rules vary across Tonto National Forest. Scottsdale: Moderate. City license required, zoning compliance, good neighbor policy. Active enforcement with complaint-based system and penalties.
Phoenix: Moderate. Business license and TPT tax required, zoning restrictions in some areas. Enforcement primarily complaint-driven, many unlicensed operators exist.
Payson: Lenient. Business license and tax collection required. Minimal enforcement, largely complaint-based.
Sedona: Strict. Permit required, density caps by neighborhood, owner-occupancy in some zones. Active enforcement with monitoring and significant fines. Verify requirements for the property's jurisdiction.

Question 6

Is the Tonto National Forest Airbnb and VRBO market oversaturated?

Accepted Answer

The Tonto National Forest Airbnb and VRBO market appears broadly balanced. Supply has grown 3% year-over-year, while RevPAR has increased 11%, showing no clear supply-demand imbalance.

Question 7

When is peak season for Airbnbs and VRBOs in Tonto National Forest?

Accepted Answer

RevPAR is highest in July and June; it is lowest in February and January.

Question 8

Which Airbnb and VRBO amenities matter most in Tonto National Forest?

Accepted Answer

The most common amenities are Internet (99%), TV (98%), Parking (98%). The strongest positive revenue associations are TV (+36%), Bbq (+30%), Washing Machine (+27%).

Question 9

What is the average nightly rate for Airbnbs and VRBOs in Tonto National Forest?

Accepted Answer

Average daily rate in Tonto National Forest is $286, up 20% year-over-year. Rates peak in July and are lowest in October.

Question 10

How far in advance do guests book Airbnb and VRBO stays in Tonto National Forest?

Accepted Answer

Guests in Tonto National Forest book an average of 33 days in advance, up 2% from last year. Booking windows range from 30 days for 1-bedroom listings to 40 days for 4+ bedroom listings.

Question 11

Which days of the week perform best for Airbnbs and VRBOs in Tonto National Forest?

Accepted Answer

Booking demand is highest on Saturday and lowest on Tuesday. Nightly rates peak on Friday and are lowest on Monday. Weekend occupancy is 85% higher than weekday occupancy.

Question 12

How is gross yield calculated?

Accepted Answer

For each eligible home, annual room-revenue potential is divided by a ZIP- and bedroom-matched home-value estimate. Groups show the median of those yields. Cleaning income is excluded. Gross yield is before expenses and financing.

Neighborhood	Revenue (potential)	Gross yield
1.Pine and Surrounding Rim Country	$37.9K 114 listings	6.9% 114 listings
2.Strawberry	$28.3K 45 listings	6.2% 45 listings