Thinking about leasing your Silverleaf home for six months or longer, but not sure where to start? In luxury communities like Silverleaf, HOA rules, city requirements and tax changes all affect your plan and your return. In this guide, you’ll learn the key rules for long-term leasing in Silverleaf, how to confirm which city’s regulations apply, and the basics for modeling your ROI. Let’s dive in.

Confirm your jurisdiction first

Silverleaf is part of DC Ranch in North Scottsdale. That matters because the City of Scottsdale handles short-term rental licensing and enforcement, and its rules differ from Phoenix. If your property is in Scottsdale, the city’s vacation and short-term rental license applies only to stays under 30 days. Long-term leases of 30 days or more do not require a Scottsdale STR license, but owners still must follow other state and HOA steps. You can review Scottsdale’s program on the city’s Vacation and Short-Term Rentals page for context: Scottsdale STR licensing and requirements.

If a property is actually within Phoenix city limits, Phoenix’s short-term rental permit rules would apply to stays under 30 days. You can see Phoenix’s code for reference here: Phoenix short-term rental code. When in doubt, confirm your municipal boundary with your deed or the Maricopa County Assessor before relying on any single city rule.

HOA rules that shape your lease

In DC Ranch, rental rules are clear and enforceable. The community requires tenant registration and sets a minimum lease term of six months. Properties may be leased only twice in a 12‑month period and once in any six‑month period. Tenants must receive the HOA’s governing documents, and the association ties amenity access to proper registration. Review the DC Ranch process here: DC Ranch rent or sell your home.

Arizona law allows associations to restrict leasing if the declaration or rules authorize it. This is why you should read your recorded CC&Rs and any sub‑association policies for your specific Silverleaf lot before you advertise. For statutory context on HOA authority, see ARS 33‑1806.01.

Licensing, registration and taxes for long-term leasing

For long-term leasing in Scottsdale or Phoenix, your key compliance steps are different from short-term rentals.

• Maricopa County registration. Before any occupancy, owners must register rental property information with the county per ARS 33‑1902. Scottsdale’s STR guidance references this requirement and is a helpful checklist resource: Scottsdale STR licensing overview.
• City STR license or permit. This applies only to stays under 30 days. Long‑term leases do not require a Scottsdale STR license.
• Transaction privilege tax (TPT). Arizona removed city TPT on residential rentals of 30 or more days for periods beginning January 1, 2025. Short‑term stays under 30 days still carry TPT and transient lodging taxes. Confirm your filing needs with the Arizona Department of Revenue: ADOR residential rental guidelines.
• Landlord‑tenant law. Use a lease that follows Arizona statutes on deposits, notices, repairs and entry. If you are not using standard Arizona forms, consult an attorney. For statutory background, see the Arizona Legislature site: Arizona landlord‑tenant references.

ROI basics in Silverleaf

Silverleaf is a luxury submarket. Cash yields are typically lower than in many other Phoenix‑area neighborhoods because purchase prices are high and operating costs are elevated. Investment analyses for Scottsdale single‑family rentals commonly show stabilized cap rates in the mid‑3 percent to mid‑5 percent range, with luxury assets often on the lower end. For broader context, see this investment guide: Scottsdale investment property overview.

Key expenses to include in your model:

• Property taxes. Maricopa County’s median effective rate is relatively low, but total bills vary. Review local trends: Maricopa County property tax overview.
• Insurance tailored for a leased single‑family home.
• HOA and any sub‑association dues plus potential special assessments.
• Private club costs, if you maintain membership during a lease. Silverleaf Club is a separate private membership with its own fees and rules. Learn more context here: Silverleaf Club overview.
• Property management, routine maintenance, landscaping, pool care and reserves for capital items.
• Vacancy allowance and compliance costs.

Simple cap‑rate illustration

• Example inputs, annual: assume gross rent of $96,000 on a high‑end villa. Operating expenses of about $43,400 could include property tax, insurance, HOA, management, repairs and a vacancy allowance. That yields an estimated net operating income near $52,600. At a $5,000,000 value, the cap rate is about 1.05 percent. At $2,500,000, it is about 2.1 percent.

These numbers are for illustration only. Replace every input with your property’s true tax bill, HOA dues, insurance quotes and current rent comps before you decide.

Your step‑by‑step plan

1. Confirm your city boundary and whether short‑term rules apply to you. If you ever consider stays under 30 days, review Scottsdale’s STR licensing page or Phoenix’s code for properties in Phoenix.
2. Pull your recorded CC&Rs and any Silverleaf sub‑association rules. Verify the minimum term, leasing frequency, tenant registration steps and required lease addenda. Start here: DC Ranch rent or sell your home.
3. Register your rental with Maricopa County per ARS 33‑1902 before occupancy, then prepare an Arizona‑compliant lease and HOA addenda.
4. Build a cash‑flow model that includes HOA and potential club dues, taxes, insurance, management, maintenance and a vacancy allowance.
5. Align your marketing with HOA rules. Advertise only lease terms that meet the six‑month minimum and frequency limits.
6. Confirm your tax obligations by lease length and period. For 30‑plus‑day leases, review the TPT change effective January 1, 2025 here: ADOR residential rental guidelines.

If you want a local perspective on pricing, lease structure and a clean compliance process, reach out. Beth Shindler helps owners in DC Ranch, Silverleaf and North Scottsdale plan smart long‑term leasing strategies and execute with confidence.

FAQs

Can you offer nightly rentals in Silverleaf?

• If your HOA requires a six‑month minimum and limits lease frequency, you cannot offer nightly stays. In Scottsdale, any stay under 30 days would also trigger the city’s short‑term rental license, separate from HOA rules.

Do you pay city sales tax on a 60‑day lease in Scottsdale?

• For periods beginning January 1, 2025, Arizona removed city TPT on residential rentals of 30 or more days. Short‑term stays under 30 days still have TPT and lodging taxes.

What cap rate should you expect in Silverleaf?

• Luxury single‑family rentals in Scottsdale often show stabilized cap rates in the mid‑3 percent to mid‑5 percent range, with the most premium properties trending lower.

Who enforces DC Ranch rental rules?

• The association enforces its policies through registration checks, fines and, if needed, legal action. Tenant amenity access is typically tied to proper registration.

What should you give a tenant before move‑in?

• Provide the signed lease, required HOA addenda and governing documents, plus any Arizona disclosures. Complete tenant registration with the association within the required timeline.