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Sedona Short-Term Rental Rules: What Hosts Need to Know in 2026
Sedona permits short-term rentals at the unit level. Each advertised unit needs its own city permit, and a valid Arizona TPT license must be in place before the city will process an application or renewal.
The annual permit costs $210. Owners must also carry $500,000 in aggregate liability coverage, name a 24-hour contact who can respond within 60 minutes, and keep special events out of the rental.
Higher fees and tighter renewal administration
Sedona raised the annual permit fee to $210 on January 10, 2025. From January 1, 2026, late renewals carry an automatic fee: $50 for permits renewed 2-90 days late and $100 for renewals 90 or more days late.
The city also tightened application review. Since October 23, 2025, applications and renewals with missing or invalid information are denied, and the owner must correct the form and resubmit.
Key date: Late renewal fees take effect
- 2025-01-10: annual permit fee rises to $210 per unit.
- 2025-10-23: incomplete or invalid applications and renewals are denied.
- 2026-01-01: late renewal fees of $50 or $100 apply, capped at $100.
Two prerequisites before you can list
Sedona separates the state tax license from the city permit. The state license comes first; the city permit is unit-specific and renewed annually.
Arizona TPT license
Issued by the Arizona Department of Revenue. The city will not process a permit application or renewal without a valid, unexpired TPT license and its number.
City short-term rental permit
Required for each advertised unit. A main house plus a casita is two units and needs two permits. The annual fee is $210 per unit.
Owner and contact details
The application must identify the owner, the owner’s designee, and a 24-hour emergency contact. If the owner does not live at the property, the city requires an alternate mailing address.
License fees
| Label | Fee |
|---|---|
| New license | $210 |
| Renewal | $210 |
Permit conditions and operating requirements
- A valid, unexpired Arizona TPT license is a prerequisite; the TPT number must be entered on every application and renewal.
- Each advertised unit needs its own permit; a main house plus a casita requires two permits.
- The owner must name an owner’s designee and a 24-hour emergency contact who can respond within 60 minutes.
- Maintain at least $500,000 in aggregate liability insurance for each rental unit, or advertise through an online lodging marketplace that provides equal or greater coverage.
- Notify adjacent and directly or diagonally across-the-street neighbors before the first rental.
- Display the permit number on every advertisement.
Citations start at $500
Advertising or operating without a valid permit carries a minimum $500 penalty, and additional citations can accrue daily until the property comes into compliance. Arizona law adds a scaled civil penalty schedule for verified violations.
Three verified violations in a 12-month period can suspend the permit for up to 12 months. Hosting a special event can also lead to revocation for one year.
- Unpermitted operation: minimum $500 per violation, with daily accrual.
- Third verified violation: up to $3,500 or three nights’ rent, whichever is greater.
- Three verified violations in 12 months: suspension for up to 12 months.
| Item | Penalty |
|---|---|
| Unpermitted operation | Minimum $500 per violation; additional citations can accrue daily until the property comes into compliance. |
| Repeat violations | Up to $500 for a first verified violation, $1,000 for a second, and $3,500 for a third or later, or one, two, or three nights’ rent, whichever is greater. |
| Suspension | Up to 12 months after three verified violations within a 12-month period. |
Lodging taxes: 13.33% to 13.90%
Combined hotel occupancy tax ~13.33%
Sedona’s city rate is 7.0%: a 3.5% hotel tax plus a 3.5% bed tax. State and county transient lodging taxes add 6.325% in Yavapai County or 6.90% in Coconino County, depending on the parcel.
The combined rate is therefore about 13.33% or 13.90%. TPT returns are due on the 20th of the month following the month in which the revenue was recognized.
- Collection
- Booking platforms may collect and remit on marketplace bookings; hosts remit direct bookings and file TPT returns with the Arizona Department of Revenue.
- Filing
- TPT returns are due on the 20th of the month following the month in which revenue was recognized.
Ranges vary — verify. Sedona’s city rate is 3.5% hotels plus a 3.5% bed tax; county and state rates vary by parcel.
Permit notes
- Emergency contact
- A 24-hour emergency contact must be named and posted inside the unit; the contact must respond by phone or in person within 60 minutes of a city call.
- Special events
- Short-term rentals may not advertise or host special events of any size that require a special event permit, including weddings, receptions, retreats, and conferences; violations can lead to permit revocation for one year.
- Liability insurance
- $500,000 aggregate liability coverage per unit, or equivalent coverage through an online lodging marketplace.
- Late renewal fees
- Late renewal fees effective January 1, 2026: $50 for permits renewed 2-90 days late and $100 for 90 or more days late; the fee is one-time and capped at $100.
- Renewal
- Permits renew annually. The entire form must be completed again with a valid, unexpired TPT license; the city allows up to 7 business days for renewal review.
Compare Sedona with other STR markets
Some Arizona cities rely mainly on the state TPT license, while others add a local permit. Sedona adds unit-level permitting, a 60-minute contact standard, and event restrictions on top of the state framework.
Phoenix
Arizona
Allowed citywide with permit (state law bars city bans — host-friendly)
Low–moderate enforcement
New license $250
Last verified
View Phoenix rules →Scottsdale
Arizona
Licensed; Arizona law preempts local bans and occupancy caps
Moderate enforcement
New license $250
Last verified
View Scottsdale rules →Los Angeles
California
Allowed in the host’s primary residence with registration; 120-night annual cap unless extended
High enforcement
New license $441
Last verified
View Los Angeles rules →Palm Springs
California
Allowed in single-family homes with an annual certificate; new certificates capped at 20% per organized neighborhood
High enforcement
New license — Vacation Rental $1,046
Last verified
View Palm Springs rules →San Diego
California
Licensed by tier; whole-home licenses are capped by ordinance
High enforcement
New license — Tier 1 — Part-Time $193
Last verified
View San Diego rules →San Francisco
California
Allowed only in the host’s permanent residence with registration; un-hosted stays capped at 90 nights per year
High enforcement
New license $925
Last verified
View San Francisco rules →Santa Monica
California
Home-sharing only in the host’s primary residence; un-hosted vacation rentals are unlawful
High enforcement
New license $582.25
Last verified
View Santa Monica rules →Denver
Colorado
Licensed, primary residence only
High enforcement
New license $150
Last verified
View Denver rules →Washington
District of Columbia
Licensed, primary residence only
High enforcement
New license $99
Last verified
View Washington rules →Fort Lauderdale
Florida
Licensed and inspected; annual Certificate of Compliance required
High enforcement
New license — Certificate of Compliance $880
Last verified
View Fort Lauderdale rules →Miami
Florida
Licensed and enforced; city and county requirements run in parallel
High enforcement
Last verified
View Miami rules →Orlando
Florida
Owner-occupied home sharing; whole-home rentals are limited by zoning
Moderate enforcement
New license — Home Sharing Registration $275
Last verified
View Orlando rules →Tampa
Florida
State-licensed; city rental registration repealed in 2023
Low–moderate enforcement
New license $230
Last verified
View Tampa rules →Atlanta
Georgia
Licensed, primary residence plus one additional dwelling unit
High enforcement
New license $150
Last verified
View Atlanta rules →Savannah
Georgia
Certified STVR, overlay district only, per-ward cap
High enforcement
New license $400
Last verified
View Savannah rules →Chicago
Illinois
Registered shared housing unit (31 days or fewer)
High enforcement
New license $250
Last verified
View Chicago rules →New Orleans
Louisiana
Licensed, capped, and lottery-based
High enforcement
New license — NSTR owner permit $500
Last verified
View New Orleans rules →Boston
Massachusetts
Registered, owner-occupied primary residence only
High enforcement
New license — Limited Share $25
Last verified
View Boston rules →Las Vegas
Nevada
Licensed; owner-occupied homes only (city limits)
High enforcement
New license $500
Last verified
View Las Vegas rules →New York
New York
Legal only in a registered primary residence (hosted stays)
High enforcement
New license $145
Last verified
View New York rules →Portland
Oregon
Permitted as an accessory use (primary residence required)
Moderate enforcement
Last verified
View Portland rules →Charleston
South Carolina
Licensed, primary residence only (commercial STRs only in the overlay district)
High enforcement
New license $345
Last verified
View Charleston rules →Nashville
Tennessee
Allowed with permit; heavy zoning restrictions on investor units
High enforcement
New license $313
Last verified
View Nashville rules →Austin
Texas
Licensed & enforced
High enforcement
New license $736.60
Last verified
View Austin rules →Seattle
Washington
Licensed; up to two units per operator
High enforcement
New license $75
Last verified
View Seattle rules →Frequently asked questions
Do I need a permit to run an Airbnb in Sedona?
Yes. Each advertised unit needs a City of Sedona short-term rental permit, and a valid Arizona TPT license is required before you can apply.
Can I host a wedding at my Sedona short-term rental?
No. Sedona prohibits short-term rentals from advertising or hosting special events of any size that require a special event permit, including weddings, receptions, retreats, and conferences.
What happens if I renew my Sedona permit late?
Starting January 1, 2026, a $50 late fee applies to renewals 2-90 days late and $100 to renewals 90 or more days late. The fee is one-time and capped at $100.
Official sources and cross-checks
Sources with links
- City of Sedona — Short-Term Rentals sedonaaz.gov
- Arizona Revised Statutes § 9-500.39 azleg.gov
- Arizona Department of Revenue — Sedona tax rates azdor.gov
- City of Sedona MUNIRevs — Permit FAQ sedona.munirevs.com