Executive overview

• Short‑term rentals are permitted in Show Low, AZ, subject to a city permit, registration, and ongoing compliance with municipal code Chapter 16.55. A State of Arizona Transaction Privilege Tax (TPT) license is also required to collect/remit lodging taxes. Investors must adhere to posting, advertisement, emergency‑contact, and prohibited‑use rules; violations trigger escalating civil penalties and possible permit suspension.

1) Are STRs allowed in Show Low, AZ?

Yes. The city’s Chapter 16.55 (Short‑Term Rentals and Vacation Rentals) explicitly authorizes STR operation via a city permit and registration. The city’s stated purpose is to protect the health, safety, and welfare of the community through reasonable regulations for short‑term rentals and vacation rentals. Ordinance 2024‑02 significantly updated the framework; the city code is current through Ordinance 2025‑04 (Aug 5, 2025). Ordinance 2025‑04 was being considered to require owner contact information to be posted outside the property with specified size and font, enhancing visibility for code enforcement.

Citations: Show Low City Code Chapter 16.55 and Ordinance 2024‑02 update.

2) How to start a short‑term rental business in Show Low

Step‑by‑step process:

1. Zoning verification
   • Confirm the parcel is in a zoning district that permits residential rental use. Zoning varies by location and use; contact Planning & Zoning for property‑specific guidance.
2. Obtain Arizona TPT license
   • Obtain a State of Arizona Transaction Privilege Tax license before renting. This is required for lodging activity and to collect/remit transaction privilege taxes.
3. City permit application
   • Submit the Short‑Term Residential Rental Registration Application (the city’s registration form serves as the permit application under Chapter 16.55).
   • Include emergency point of contact details who can respond within 60 minutes for emergencies and within 24 hours for other matters.
4. Pay fees
   • City registration/permit: $150 per calendar year.
5. Display and advertise correctly
   • Post owner/agent and emergency contact name, phone, and email within 6 feet of the primary entrance in a conspicuous place (proposed to require exterior posting; see Ordinance 2025‑04).
   • Display the city permit number on all advertisements (online and print).
6. Operate lawfully
   • Ensure compliance with all city, county, and state requirements (noise, parking, refuse, property maintenance, TPT licensing, etc.).
   • Maintain accurate owner, agent, and emergency contact information with the city; report changes within required timelines.
7. Renewal
   • Annual permit is valid for the calendar year; renew on or before January 1 each year.

Table: Registration/permit timeline and key milestones

• Application submission: Before any renting or offering for rent.
• City action on permit: Issuance or denial within seven business days after a complete application.
• Permit term: Calendar year (renew January 1).
• Ongoing obligations: Maintain updated contacts; display postings; include permit number on all ads; meet emergency response standards.

3) Required documents, permits, licenses, and guidelines

• City short‑term rental permit/registration
  • Completed Short‑Term Residential Rental Registration Application.
  • Annual fee: $150.00 per property.
  • Emergency point of contact details (24‑hour availability; must respond within 60 minutes for emergencies and within 24 hours otherwise).
  • Acknowledgments regarding compliance with all applicable laws, prohibited uses, and owner/designee background conditions.
  • Permit number must be displayed on all advertisements.
• State TPT license
  • Proof of a valid Arizona Transaction Privilege Tax license is required with the city application.
• Posting on the property
  • Owner or agent and emergency contact name, phone number, and email, in a conspicuous place within six feet of the primary entrance (proposed Ordinance 2025‑04 would require exterior posting, with minimum size/font).
• Background conditions
  • Neither the owner nor any designee may be a registered sex offender; nor have been convicted of a felony act that resulted in death or serious physical injury; nor convicted of a felony use of a deadly weapon within the last five years.
• Registration fee and term
  • $150 per calendar year; permits are non‑transferable (by location or person).
• Renewal
  • Annual renewal on or before January 1 each year; continued operation after expiration is unlawful.

4) Specific regulations: City of Show Low (Chapter 16.55)

Core obligations

• Permit required prior to renting; advertisements implying STR operation in the city are prima facie evidence of operation.
• Permit issuance/denial within seven business days; grounds for denial include incomplete application, unpaid fee, false information, prohibited background, or an existing suspended permit for the same property.
• Permit is non‑transferable (by person or location); yearly term, with renewal by January 1 each year.
• Maintain accurate information and notify the city of changes not less than seven days before the effective date; changes to emergency contact information require not less than ten days’ prior written notice.
• Operating without a permit within 30 days of notice triggers immediate cease‑operations and civil penalties up to $1,000 per month.

Emergency point of contact and response standards

• Emergency response: On premises or available by phone/text within 60 minutes upon request by a police officer.
• Non‑emergency complaints: Respond in person, by phone, email, or text within 24 hours.
• Failure to maintain accurate emergency contact information triggers civil penalties up to $1,000 for every 30 days of noncompliance; city provides 30 days’ notice prior to assessing penalties.

Advertisement requirements

• Include the city permit number on each advertisement (online and print).
• Each advertisement in violation constitutes a separate violation.

Posting on the property

• Display owner/agent and emergency contact information (name, phone, email) in a conspicuous place within six feet of the primary entrance (proposed Ordinance 2025‑04 would mandate exterior posting with minimum size/font).

Prohibited uses and compliance

• STRs must comply with all federal, state, and local laws (health/safety, sanitation, solid waste, noise, property maintenance, nuisance, traffic, pollution, TPT licensing, property tax registration).
• Prohibited uses include:
  • Any nonresidential use; special events requiring a permit/license; retail, restaurant, event center, banquet space.
  • Housing sex offenders; sober living homes; sale of liquor, illegal drugs, or pornography; nude/topless dancing; obscenity; adult‑oriented businesses; and any use prohibited by A.R.S. § 9‑500.39.
• No person may facilitate rentals that violate the city code; owners remain liable for designee non‑compliance.

Enforcement, penalties, and suspensions

• Enhanced civil penalties within a 12‑month period, per property:
  • First violation: Up to $500 or at least one night’s rent (whichever is greater).
  • Second violation: Up to $1,000 or at least two nights’ rent (whichever is greater).
  • Third and subsequent: Up to $3,500 or at least three nights’ rent (whichever is greater).
  • Violations arising from a single incident are counted as one for penalty calculation.
• Administrative permit suspension (up to 12 months) for:
  • Three verified violations within 12 months (excluding aesthetic/solid waste/vehicle parking violations not posing a serious threat to public health and safety).
  • One verified violation that includes felony offenses at or near the STR; serious physical injury or wrongful death; knowingly housing a sex offender or allowing sexual offenses/prostitution/sober living operations; or knowingly allowing special events that require permits or nonresidential uses.
• Judicial relief
  • Felony acts resulting in death or serious physical injury at or related to the STR can lead to judicial suspension of the property’s STR use for up to 12 months.
• Appeals
  • Permit denials, suspensions, and penalties may be appealed to the City Manager within 10 days of the decision letter; appeal does not stay a suspension.
• Operating without a permit
  • Must cease immediately; civil penalties up to $1,000 per month may be imposed; online listings are prima facie evidence of operation.

Table: Violations and penalties matrix (high‑level)

• Failure to obtain/renew permit: Cease operations; civil penalties up to $1,000/month.
• Failure to post contact info: Civil offense; each day of noncompliance is a separate violation.
• Missing permit number in advertisements: Civil offense; each ad is a separate violation.
• Failure to meet emergency response standards: Civil offense; $1,000 per 30‑day period for not maintaining accurate emergency contact information.
• Three verified violations in 12 months: Administrative suspension up to 12 months.
• One serious incident (felony, injury/death, prohibited uses): Administrative or judicial suspension up to 12 months.
• Escalating civil penalties for repeat violations within 12 months: $500/1 night (1st); $1,000/2 nights (2nd); $3,500/3 nights (3rd+).

County (Navajo County) and State (Arizona) regulations

• State of Arizona lodging taxes (TPT): A TPT license is required to operate lodging; STRs must collect/remit transaction privilege taxes according to state statutes. The city requires proof of a valid TPT license as part of the city permit application. (Definitions reference A.R.S. §§ 42‑5070 and 42‑5076; “Online Lodging Marketplace” and “Transient” have the meanings prescribed therein.)
• No separate county STR permitting framework is cited in the provided materials; county-level rules may still apply (e.g., health, safety, and tax administration), but explicit county STR regulations are not included in the provided sources.

5) Contact information (local authority in charge of STRs)

• City of Show Low (General)
  • Phone: (928) 532‑4000
  • Website: www.showlowaz.gov
• Planning & Zoning Department (STR permitting and zoning verification)
  • Phone: (928) 532‑4040
  • Additional phone noted on registration materials: (928) 532‑4042
  • Address (for hand‑delivered or mailed applications): City of Show Low, 180 North 9th Street, Show Low, AZ 85901
• Police Department (SLPD)
  • Background check reference and emergency response oversight are noted in registration materials; specific phone number not included in the provided sources.

Table: Primary STR contacts

• City of Show Low (main): (928) 532‑4000
• Planning & Zoning (permits/zoning): (928) 532‑4040 or (928) 532‑4042
• City website: www.showlowaz.gov

6) Links to source pages

• Show Low Municipal Code, Chapter 16.55.010 (Purpose): showlow.municipal.codes/Code/16.55.010
• Ordinance 2024‑02 (Amends Chapter 16.55): showlow.municipal.codes/enactments/Ord2024-02
• Show Low City Council considers updates to STR regulations (Ordinance 2025‑04; exterior posting): citizenportal.ai/articles/5551461/Show-Low/Navajo-County/Arizona/Show-Low-City-Council-considers-updates-to-short-term-rental-regulations
• Short‑Term Residential Registration Application (2024 fillable PDF): core-docs.s3.us-east-1.amazonaws.com/documents/asset/uploaded_file/4677/COSL/4439243/Short_term_residential_registration_2024-_fillable.pdf
• City of Show Low website: www.showlowaz.gov

Notes

• The city’s registration form indicates posting requirements near the primary entrance and references a city code section; the operative requirement is in Chapter 16.55.070. Ordinance 2025‑04, if adopted, would require the posting to be outside and specify minimum size/font.