Thinking about renting out your McCormick Ranch home or buying an income property in 85258? The rules are clear, and missing a step can cost you time and money. Whether you plan a long-term lease or a short-term stay, you need to register with the county and, in some cases, get a city license and handle taxes. This guide breaks down A.R.S. § 33-1902, how Maricopa County classifies rentals for property taxes, and what Scottsdale expects from short-term rentals. Let’s dive in.
What A.R.S. § 33-1902 Requires
Who must register
If you own residential rental property in Arizona, you must keep current ownership and contact information on file with your county assessor. This applies to properties you lease to tenants in 85258. The statute spells out what you must file and when you must update it. See the full law in A.R.S. § 33-1902.
Information you must provide
The county registry requires your name, address, and phone number. If an entity owns the home, you must list the entity’s contact person. You will also provide the parcel number, property address, and year built. You must update any change within 10 days. Details are outlined in the statute and mirrored in the county’s process.
If you live outside Arizona
Out-of-state owners must appoint an Arizona resident as a statutory agent to accept legal service, and include that agent’s name, address, and phone number in the registry. This is mandatory under A.R.S. § 33-1902.
Occupancy, tenant rights, and penalties
A rental cannot be occupied if the required registration is not on file. If a tenant discovers you have not registered, they can deliver a written 10-day notice to comply. If you do not comply within 10 days, the tenant may terminate the tenancy. You must return prepaid rent and handle the security deposit as required by law. Penalties can be significant: for newly acquired rentals, the statute provides a $1,000 civil penalty plus $100 per month until you register. Cities can also levy daily fines after notice. Courts may dismiss penalties if you comply within 10 days of a notice. Review the statute’s remedies and fines in A.R.S. § 33-1902.
How to Register in Maricopa County
Where to register
The Maricopa County Assessor keeps the residential rental registry and offers an online portal to register by parcel. You can search your parcel and select Register Rental or use the Residential Rental application. The assessor may charge a small fee, up to $10, for an initial registration or a change. Learn more in the Maricopa County Assessor rental registration FAQ.
What to have ready
Have your parcel number, property address, year built, owner contact information, and, if applicable, your Arizona statutory agent’s details. Plan to update any change within 10 days, as the county requires.
How to check registration status
The assessor’s parcel search will show if a property is registered as a residential rental. If you suspect a property is not registered, report concerns to the municipality’s code enforcement. Check steps and contacts in the Assessor FAQ.
Legal Class and Your Property’s Status
How legal class works
Maricopa County assigns residential properties a legal class for property-tax administration. Examples include class 3 (primary residence) and class 4.2 (residential rental). If your property is a rental occupied by someone who is not a qualified family member, it is typically treated as legal class 4.2. If a qualified family member occupies it as a primary residence, it may be eligible for class 3 treatment, subject to proof of residency rules. The county notes that classification affects eligibility for certain credits, not the tax ratio itself. Review the county’s guidance on updating legal class.
How registration connects to class
Registering your rental helps the assessor assign the correct class. If you change how the home is used, contact the assessor to update your file so the legal class can be reviewed.
Short-Term vs. Long-Term in Scottsdale 85258
Scottsdale short-term rental license
McCormick Ranch is within Scottsdale city limits, so short-term or vacation rentals must follow Scottsdale’s licensing rules. The city requires an annual license per property and sets operational standards like neighbor notification, insurance, and a designated emergency contact. Scottsdale launched licensing in late 2022 under Ordinance 4655. See the city’s announcement for timing and requirements in the Scottsdale licensing update.
State tax for short stays
Rentals for fewer than 30 days are subject to Arizona’s transaction privilege tax as short-term lodging. You must obtain a TPT license and file returns, even if an online platform collects and remits for you. As of January 1, 2025, city-level TPT on residential rentals of 30 days or more has been removed, but short stays under 30 days remain taxed as transient lodging. Review the Arizona Department of Revenue’s short-term lodging guidance.
How the layers fit together
If you operate a short-term rental in 85258, you will generally need three things: your county rental registration, a Scottsdale short-term rental license, and an ADOR TPT license for transient lodging. Failure at any layer can result in fines, license action, or other penalties. The county provides registration details in its rental registration FAQ.
HOAs and CC&Rs in McCormick Ranch
Why private rules matter
Even if you meet state and city requirements, your HOA or recorded covenants can set additional limits. Some communities restrict lease length, cap the number of rentals, or prohibit short-term rentals. These rules are enforceable by the association.
How to verify your property’s rules
Ask your HOA or property manager for the governing documents and rental policies. Your title report typically includes recorded CC&Rs. You can also search recorded documents through the county recorder. For a primer on covenants, see this overview of what CC&Rs are and how to find deed restrictions.
Expect variation within McCormick Ranch
McCormick Ranch has multiple villages and sub-associations. Policies can differ by subdivision, so verify the exact parcel’s rules before you market the home for rent.
Step-by-Step Checklist for 85258 Owners
- Decide your rental type. Is it short-term (under 30 days) or long-term? Your answer controls TPT obligations and Scottsdale licensing. See ADOR’s short-term lodging page.
- Register the property with Maricopa County. Use the Assessor’s portal to file owner and property details. Expect a small fee, up to $10, and update any changes within 10 days. Start with the Assessor FAQ.
- If short-term, apply for Scottsdale’s STR license. Keep required insurance, neighbor notices, and an emergency contact ready. See the city’s licensing update.
- Obtain an ADOR TPT license for short-term lodging. File returns as required. Review ADOR’s short-term lodging guidance.
- Confirm HOA and CC&R rules. Collect your subdivision’s policies and recorded documents before listing the home for rent.
- Keep records and renewals. Track registrations, licenses, filings, insurance, and neighbor notices. Update the assessor within 10 days of any change.
Buyers and Sellers in 85258
If you are buying
Review the title report and HOA documents for rental restrictions. Check the parcel on the Assessor’s site to confirm rental registration and legal class. If the home operated as a short-term rental, confirm the status of the Scottsdale license and ADOR TPT registration.
If you are selling
Disclose the property’s rental status and make sure the county registration and, if applicable, the Scottsdale license and ADOR filings are current. If the home will no longer be rented, notify the Assessor to update the rental designation.
Partner With a Local Expert
Getting compliance right protects your income stream and your options when you sell. If you want help sourcing, preparing, and operating a rental in McCormick Ranch, our boutique team combines luxury brokerage with hands-on investor operations. From valuation and acquisition to short-term rental onboarding and management, we deliver a smooth, accountable process. Connect with Sacha Blanchet Fine Homes to plan your next move in 85258.
FAQs
What does A.R.S. § 33-1902 require in 85258?
- You must register residential rentals with the Maricopa County Assessor, keep owner and property details current within 10 days of changes, and appoint an Arizona statutory agent if you live out of state, per A.R.S. § 33-1902.
What happens if I do not register my rental?
- A tenant can give a 10-day notice and may end the lease if you do not comply, and you can face civil penalties that include a $1,000 fine plus $100 per month in certain cases, as outlined in A.R.S. § 33-1902.
How do I register my rental in Maricopa County?
- Use the Assessor’s online portal to register by parcel and expect a small fee, up to $10, with updates due within 10 days; see the Assessor rental FAQ.
Does legal class change my tax rate?
- The Assessor notes legal class affects eligibility for certain credits rather than the tax ratio itself; see county guidance on legal class updates.
Do I need a Scottsdale STR license in McCormick Ranch?
- Yes, for short-term rentals you must obtain a Scottsdale license per Ordinance 4655; review the city’s licensing update and maintain required insurance, neighbor notices, and a designated emergency contact.
Are long-term rentals subject to TPT in 2025?
- Changes effective January 1, 2025 removed city-level TPT on residential rentals of 30 days or more; short-term stays under 30 days are still taxed as transient lodging, per ADOR’s short-term lodging guidance.
