Thinking about turning an Old Town Scottsdale home or condo into a seasonal or short-term rental? You are not alone. Investors and second‑home owners are drawn to this walkable district for its reliable winter traffic and headline events. In this guide, you will learn when demand peaks, how to set smart minimum stays, what guests value most, and a simple calendar you can follow. Let’s dive in.
Why Old Town Scottsdale shines for rentals
Old Town is a lifestyle magnet. Visitors choose it for restaurants, nightlife, galleries, Scottsdale ArtWalk, and retail within minutes of one another. Many want to park once and forget the car. If your property sits within a short walk of the core, you are already aligned with one of the biggest booking drivers.
Beyond leisure, Old Town benefits from steady winter visitors, golf travel, and marquee events that concentrate demand. These factors make it easier to plan your calendar and match your minimum-stay rules to the season.
Seasonality at a glance
- High season runs roughly November through April. January to March is the true peak, driven by snowbirds and major events.
- Low season spans May through September. Heat reduces leisure travel, so rates and occupancy often soften unless you offer a great pool and shaded outdoor space.
- Shoulder months arrive in October and again in parts of April. Weather improves and interest rises, especially from domestic travelers.
Booking lead times follow the calendar. Event weeks and winter months are often booked months in advance. Shoulder and summer stays can book closer in, with more last‑minute activity.
Event windows that move the needle
Old Town performance often hinges on a few key weeks.
- Barrett‑Jackson collector car auction typically lands in January and drives strong demand regionwide.
- The Phoenix Open at TPC Scottsdale in early February is a major spike for nightly stays.
- Cactus League spring training in February and March keeps occupancy high for weeks at a time.
- Other draws include the Scottsdale Arabian Horse Show, festivals, and conventions. When these hit, expect higher rates, longer lead times, and the need for targeted minimums.
Minimum-stay strategies that work
You can tune minimums by season to protect revenue and reduce gaps.
- Peak events and holiday weekends: 3 to 7 nights is common. Some owners require 7 or more nights for multi‑day events.
- High winter season: many hosts set 3 to 14 night minimums for nightly listings. Others target month‑long stays to capture snowbirds and reduce turnover.
- Shoulder months: 2 to 4 nights is typical.
- Low season: 1 to 3 nights keeps the calendar flexible. Some owners switch to discounted monthly or mid‑term stays to keep occupancy steady.
Consider a hybrid approach. Offer 30+ night minimums from November to March to secure steady winter income, then switch to shorter minimums for event weeks and shoulder months. Use event‑specific rules, not blanket minimums for entire months.
Month-by-month calendar
Below is a simple planning calendar for Old Town Scottsdale. Use it to set expectations for demand and minimums across the year.
| Month | Demand Level | Recommended Minimum Stay | Notes |
|---|---|---|---|
| January | High | 7–30 nights for winter monthly strategy; 3–7 nights around event dates | Barrett‑Jackson plus snowbird demand; early bookings |
| February | High | 5–14 nights during Phoenix Open and spring training; monthly for winterers | Event weeks command higher rates |
| March | High | 5–14 nights during prime spring training weeks; monthly option | Steady sports and festival demand |
| April | Shoulder to High | 3–7 nights | Transition month; flexibility helps |
| May | Low | 1–3 nights or mid‑term offers | Pool and shade still matter; lower rates |
| June | Low | 1–3 nights or monthly | Emphasize indoor comfort and pool shade |
| July | Low | 1–3 nights or monthly | Quieter tourism; some family travel |
| August | Low | 1–3 nights or monthly | Good time for maintenance projects |
| September | Low to Shoulder | 1–3 nights; increase for holiday weekends | Labor Day bump possible |
| October | Shoulder | 2–4 nights | Weather improves; ramp up marketing |
| November | High | 14–30 nights for snowbirds; 3–7 nights for short stays | Start of winter season; Thanksgiving spike |
| December | High | 5–14 nights during holidays; monthly for winterers | Families and holiday travel book early |
What guests prioritize in Old Town
Focus on features that convert views into bookings and deliver strong reviews.
- Walkability and proximity: Being within a 5 to 15 minute walk of dining, arts, nightlife, and retail is a major plus.
- Access to venues: Convenience to Scottsdale Stadium, WestWorld, and TPC Scottsdale is valuable for event travelers.
- Outdoor living and pools: A private pool or building pool can materially lift rates and occupancy. Shade, misters, and comfortable seating help in summer.
- Comfort and climate control: Reliable central air, clear thermostat tips, and good ceiling fans are essential.
- Parking and access: Clear onsite or reserved parking instructions reduce headaches in a busy district.
- Connectivity and function: Fast Wi‑Fi, a well‑equipped kitchen, and in‑home laundry are common expectations.
- Safety and ease: Keyless entry, well‑lit access, and clean, low‑maintenance spaces support positive stays.
Setup checklist to boost reviews
Use this punch list to elevate guest experience and photos.
- Climate and comfort: Reliable A/C, blackout curtains, ceiling fans, and consistent pool service if applicable.
- Kitchen and laundry: Stock quality cookware, small appliances, coffee setup, and enough seating for your advertised occupancy. Provide a washer and dryer or building access.
- Linens and supplies: Extra bed and bath linens, plus dedicated pool towels.
- Technology and access: Smart lock or lockbox for self check‑in, clear arrival instructions, and labeled parking info.
- Safety and readiness: Smoke and CO detectors, fire extinguisher, first‑aid kit, and posted emergency contacts.
- Extras that win reviews: Printed and digital guidebook with curated dining and activity tips, poolside gear, and a welcome kit with water and coffee. If allowed, offer pet supplies and clear rules.
- Presentation and maintenance: Neutral, durable furnishings that photograph well. Schedule HVAC and pool servicing before high season. Be explicit about any HOA rules that affect access.
- Pricing and clarity: Be transparent about cleaning fees and deposits, and set a clear cancellation policy. Stricter policies and longer minimums are common for event dates and monthly stays.
Smart pricing and booking timing
Lead times vary by season. Event weeks and winter stays often book months in advance. Many snowbird guests secure monthly rentals 2 to 6 months ahead, sometimes longer if they want the same place every year.
Use dynamic settings if possible. Raise rates and minimums for marquee dates, then open shorter stays and offer weekly or monthly discounts in shoulder periods. List an easy‑to‑read monthly rate for winter months so long‑term guests can compare options quickly.
Compliance and operations checklist
Before you list, confirm the basics for Scottsdale and your specific building or neighborhood.
- City requirements: Vacation rental licensing, transient lodging tax setup, and any other required registrations.
- HOA rules: Many Old Town condo associations have occupancy or short‑term rental restrictions. Confirm before you advertise.
- Insurance and taxes: Ensure your policy covers short‑term or vacation rental use. Set up proper tax collection and reporting.
- Management support: If you plan a hybrid model with monthly winter tenants and short stays the rest of the year, consider professional property management for guest communication, dynamic pricing, and compliance.
Example hybrid plan for a second‑home owner
If you split time between Scottsdale and another home, a hybrid plan can balance lifestyle and income.
November to March: Offer 30+ night minimums to capture snowbirds. Publish a clear monthly rate that includes utilities.
Key events: During Barrett‑Jackson, Phoenix Open, and prime spring training weeks, use event‑specific rules. Set 5 to 14 night minimums and open calendars early to catch early planners.
April and October: Switch to 3 to 4 night minimums. Target golfers, food and art travelers, and weekend getaways.
May through September: Run 1 to 3 night minimums for flexible bookings, and consider discounted monthly or mid‑term stays. Highlight pool, shade, and cold‑front comfort in your listing copy and photos.
This structure aims to smooth income across the year, reduce turnover during winter, and maximize rates during event windows.
Your next steps
- Assess your property’s walkability, pool and outdoor comfort, parking, and A/C strength. Improve weak spots before high season.
- Map your calendar now. Block your personal dates, then set monthly minimums for winter and targeted event rules.
- Build your listing with professional photos and a concise, local guidebook. Open winter and event calendars early to capture long‑lead bookings.
If you want help selecting the right property for seasonal performance or fine‑tuning a rental strategy in Old Town, reach out to Chad & Cara Dankberg. We pair neighborhood insight with a high‑touch, data‑aware approach so you can invest with confidence.
FAQs
When is peak demand for Old Town Scottsdale rentals?
- Peak demand runs November through April, with January to March as the strongest period due to snowbirds and major events.
How far in advance do winter snowbirds book monthly stays?
- Many book 2 to 6 months ahead, and some reserve even earlier if they want the same home each winter.
What minimum stay should I set for the Phoenix Open?
- A 5 to 14 night minimum is common during Phoenix Open week, with higher rates and early bookings.
What works best for summer in Old Town Scottsdale?
- Shorter minimums of 1 to 3 nights or discounted monthly stays help, and properties with a pool and shaded outdoor space tend to perform better.
Which amenities matter most to Old Town guests?
- Walkability, pool access, reliable A/C, fast Wi‑Fi, clear parking, in‑home laundry, a functional kitchen, and an informative local guidebook rank high.
Do I need approvals to operate a short‑term rental in Scottsdale?
- Yes, verify City of Scottsdale vacation rental licensing, transient lodging tax setup, and any HOA restrictions before listing.
Should I quote monthly pricing for winter?
- Yes, a clear monthly rate that includes utilities helps snowbirds compare options and can attract longer bookings.
