Can you rent a home in Silverleaf for a month, a season, or a year? If you have seen mixed answers, you are not alone. Between city rules, county and state requirements, and HOA covenants, the details can feel confusing. In this guide, you will learn how six-month minimums work in Silverleaf, when Scottsdale’s short-term rental license applies, and the documents you need to check before you list or book. Let’s dive in.
Silverleaf and who regulates rentals
Silverleaf is a private, guard-gated enclave within DC Ranch in North Scottsdale. For rentals, you are subject to several layers of rules: the City of Scottsdale, Maricopa County, Arizona state law, and your HOA’s recorded CC&Rs. Get each layer right to stay compliant.
- Community context: Silverleaf sits within DC Ranch in North Scottsdale, with private-club and guard-gated living described by the developer’s overview of the community. You can learn more about the setting from the developer’s Silverleaf page. (Silverleaf community overview)
- City of Scottsdale: Rentals offered for less than 30 consecutive days are treated as short-term or vacation rentals and require a city license. Longer stays, 30 days or more, do not use Scottsdale’s STR license. (Scottsdale STR rules and licensing)
- Maricopa County: Residential rentals must be registered with the County Assessor before you rent. The city points owners to this requirement. (Scottsdale STR rules and licensing)
- Arizona statutes and HOAs: State law recognizes that HOAs can regulate leasing through recorded CC&Rs, and it sets what information associations may request for rentals. (A.R.S. §33-1260.01 overview)
Six-month minimums: what they mean
Many luxury communities use minimum lease terms in their recorded CC&Rs, often six months. In practice, that means every lease must meet or exceed the minimum term if the rule binds your lot. These are private, contract-based covenants that run with the land. (How HOAs regulate leasing)
The key question is when and how that rule was adopted. If the six-month minimum was part of the recorded declaration when you bought, it is typically enforceable. If it was added later by amendment, enforceability can hinge on Arizona case law and whether the change was reasonably foreseeable from the original declaration. (Rental restriction considerations)
Why timing matters in Arizona
In 2022, the Arizona Supreme Court held that new, substantive CC&R restrictions are invalid against owners if the original declaration did not give reasonable notice that such restrictions could be added later. Since that decision, courts have struck down some retroactive short-term rental bans that were not foreseeable from the original documents. This is why you must check your recorded CC&Rs, amendments, and your date of purchase. (Overview of the Kalway decision and impact)
Short-term rentals in Scottsdale: under 30 days
If you plan to offer stays under 30 days anywhere in Scottsdale, including Silverleaf, the city treats the home as a short-term or vacation rental. Before you list, complete these steps:
- Obtain an Arizona Transaction Privilege Tax (TPT) license with the Arizona Department of Revenue and list Scottsdale correctly.
- Register the property as a residential rental with the Maricopa County Assessor.
- Apply for the City of Scottsdale STR license for that property and renew annually.
- Provide neighbor notifications, list a 24/7 emergency contact, post the required notice inside the home, and maintain at least $500,000 in liability coverage.
- Follow Scottsdale safety and operations rules, including pool or hot tub barriers, working smoke alarms, and trash procedures.
Scottsdale actively enforces its ordinance, with escalating fines for repeat violations, so compliance should come before marketing. (Scottsdale STR rules and licensing, Ordinance enforcement overview)
HOA rules vs. city rules
City permission does not override private CC&Rs. An HOA can prohibit or limit rentals, including short-term rentals, if the restriction is contained in the recorded documents and enforceable under Arizona law. Always confirm the HOA’s recorded leasing provisions and any amendments that affect your lot. (A.R.S. §33-1260.01 overview, Overview of the Kalway decision and impact)
How to verify a Silverleaf property’s rental rights
Use this quick checklist before you buy, sell, list, or lease:
If you are buying
- Get the recorded Declaration and all recorded amendments for the specific lot. Look for any minimum lease term, rental cap, or STR limitation. (Arizona planned communities overview)
- Request the HOA resale certificate and recent board minutes to see pending rule changes or enforcement activity. (HOA resale and disclosures guide)
- Ask the seller when any leasing amendments were recorded and when they purchased. Timing can determine whether later restrictions bind you. (Rental restriction considerations)
- If leasing flexibility is essential, consider a consult with a local real estate attorney for a Kalway analysis. (Overview of the Kalway decision and impact)
If you are selling
- Verify the current CC&Rs and any owner approval thresholds for amendments, then confirm whether your ownership predates any leasing amendment.
- If you plan to sell to an investor or offer rent-backs or furnished stays under 30 days, ensure the property is licensed and registered before advertising. (Scottsdale STR rules and licensing)
If you are a renter or host
- Ask for the exact CC&R clause that allows the lease term you want, plus any tenant registration forms. Get it in writing.
- For short stays, verify the host’s Scottsdale license number, 24/7 emergency contact, and posted notices, and confirm required liability insurance. (Scottsdale STR rules and licensing)
Common pitfalls to avoid
- Listing a stay under 30 days without Scottsdale’s STR license, county registration, or TPT setup can lead to fines and a pause in operations. (Ordinance enforcement overview)
- Relying on unrecorded board rules instead of recorded CC&Rs can create risk. In Arizona, new and unforeseeable restrictions adopted after you purchased may not bind you. (Overview of the Kalway decision and impact)
- Assuming all Silverleaf parcels have the same lease minimum can be a mistake. Verify per lot, by document.
Next steps
- Decide your goal: long-term lease, seasonal rental, or short-term hosting.
- Pull the recorded CC&Rs and amendments for the property and confirm any minimum lease term.
- If planning stays under 30 days, complete tax, county registration, and Scottsdale licensing before you list.
- For investments or complex situations, get professional guidance on enforceability and timelines.
If you want a clear, property-specific plan, our team can help you gather documents, coordinate vendors, and position your asset for the right type of rental or sale. Start the conversation with Key Select Real Estate.
FAQs
Can a Silverleaf HOA require a six-month minimum on my lease?
- It depends on the recorded CC&Rs for your lot and when you purchased. A six-month minimum is commonly enforceable if it was in the recorded declaration when you bought, while later-addition restrictions may face limits under Arizona’s Kalway decision. (Overview of the Kalway decision and impact)
Do I need a Scottsdale STR license for 30-day or longer stays in Silverleaf?
- No. Scottsdale’s short-term rental license applies to rentals offered for less than 30 consecutive days. You still need to handle county registration and taxes as applicable. (Scottsdale STR rules and licensing)
Can an HOA ban short-term rentals even if Scottsdale allows them?
- Yes. Private CC&Rs can prohibit or limit rentals. Enforceability depends on what the recorded declaration allows and the timing of any amendments. (A.R.S. §33-1260.01 overview)
What permits and paperwork do I need to run an STR in Silverleaf?
- You need an Arizona TPT license, Maricopa County rental registration, a City of Scottsdale STR license for stays under 30 days, neighbor notifications, a 24/7 contact, posted notices, required safety features, and at least $500,000 in liability insurance. (Scottsdale STR rules and licensing)
How can I check if a Scottsdale property is licensed for STR use?
- Scottsdale maintains a licensing resource and provides guidance on required postings and neighbor notices. Ask hosts for the license number and verify posted compliance information. (Scottsdale STR rules and licensing)
