What drives your short-term rental revenue in Scottsdale and nearby Midtown Phoenix? It comes down to three simple numbers you can track every month: ADR, occupancy, and RevPAR. When you understand how these metrics work together, you can adjust pricing, calendar rules, and amenities to lift returns with less guesswork.
If you own or plan to buy a vacation rental near Old Town Scottsdale or Midtown Phoenix, you face clear seasonal swings and event-driven spikes. You also need to stay on top of local registration and tax rules. In this guide, you’ll learn plain-English definitions, easy formulas, and practical steps that fit our local market. Let’s dive in.
ADR explained
ADR is your Average Daily Rate. It shows the average price you earned for the nights that were actually booked in a given period.
- Formula: ADR = Total Room Revenue / Number of Occupied Nights
- Example: $5,400 revenue from 18 booked nights → ADR = $5,400 / 18 = $300
Use ADR to track pure pricing power. If your ADR is rising while reviews stay strong, your pricing is gaining traction. If ADR climbs and bookings slow, you may be overreaching for that period.
Occupancy essentials
Occupancy is the share of available nights that were actually booked. It tells you how well your calendar was utilized.
- Formula: Occupancy (%) = (Occupied Nights / Available Nights) × 100
- Example: 18 occupied nights out of 30 available → 18/30 = 60%
Use occupancy to gauge demand capture. If occupancy drops while competitors stay steady, review pricing, photos, and minimum-stay rules. If occupancy is high but ADR is low, you might be leaving rate on the table.
RevPAR ties it together
RevPAR is Revenue per Available Night. It blends price and occupancy, so it is your best single read on topline revenue performance.
- Two equivalent formulas:
- RevPAR = ADR × Occupancy (as a decimal)
- RevPAR = Total Room Revenue / Available Nights
- Example: ADR $300 × 0.60 occupancy = $180 RevPAR; or $5,400 / 30 = $180
Use RevPAR to compare results across properties or months with different availability. It shows whether price increases are actually improving revenue after demand responds.
Scottsdale seasonality and events
Old Town South Scottsdale follows a clear annual rhythm. Late fall through early spring is the primary demand window. Summer is softer due to extreme heat across the Phoenix metro.
Winter and spring peak
From roughly November through April, bookings strengthen as weather cools, snowbird stays grow, and event calendars fill. Late January through March is often the most intense period. ADR and occupancy can climb together, which lifts RevPAR.
Summer low season
June through August is typically the softest period. Listings with cooling, shaded outdoor space and pool access tend to compete better. Shorter minimum stays and midweek packages help fill gaps when travel slows.
Weekend vs. midweek pattern
Old Town’s walkable dining, galleries, and nightlife draw stronger weekend demand. Many operators price Friday and Saturday higher than midweek. In Midtown Phoenix, you still benefit from city-wide demand waves tied to major events and winter visitors.
Event demand spikes
Certain events lift city-wide ADR and occupancy in concentrated windows. Notable examples include the Waste Management Phoenix Open in late January or early February, MLB Spring Training in February and March, and the Barrett-Jackson Collector Car Auction in January. Around these dates, many operators see full calendars and higher rates, especially near Old Town.
Old Town and Midtown factors
Local micro-market traits can nudge your KPIs higher or lower. Pay attention to proximity, amenities, and rules as you set strategy.
Proximity and walkability
In Old Town South Scottsdale, being a short walk to restaurants and entertainment can support higher ADR than similar listings farther out. Properties close to nightlife may enjoy stronger weekends but should follow HOA and noise policies closely.
Amenities that boost revenue
Amenities that matter here include reliable air conditioning, pool access or a private pool, outdoor shade and seating, parking, fast Wi-Fi, and easy self check-in. These features improve both occupancy and ADR by increasing conversion and guest satisfaction.
Parking and policies
Parking can be a limiter for groups near Old Town. Clear parking guidance may increase your booking confidence and guest reviews. Always confirm HOA and local short-term rental rules before listing.
How to track these KPIs
You do not need complex software to get started. A simple monthly dashboard works well, and you can layer in specialized tools as you grow.
Inputs to capture
- Available nights (after owner blocks or maintenance)
- Occupied nights (confirmed stays only)
- Total room revenue (note whether you include cleaning fees or exclude taxes and platform fees)
Document your approach and stay consistent so your month-over-month trends are comparable.
Monthly reporting rhythm
- Daily to weekly: monitor the next 30 to 90 days for lead-time changes, last-minute bookings, and rate adjustments.
- Monthly: compute ADR, occupancy, and RevPAR; compare to last year and to a 3-year rolling average to account for seasonality.
- Event windows: analyze 7 to 14 days around major events to measure uplift.
Build a comp set
Select 6 to 12 similar listings that match on bedrooms, capacity, amenities, and proximity to Old Town. Track visible rates and availability where possible. Compare your KPIs to Old Town Scottsdale, the broader city, and Phoenix MSA averages from recognized data providers.
Tools operators use
- Market data: providers focused on short-term rental performance and seasonality
- Dynamic pricing: solutions that adjust rates by day of week, lead time, and demand patterns
- Channel management and PMS: platforms that sync calendars and pricing across sites
- Simple spreadsheets: monthly columns for nights available, nights occupied, revenue, ADR, occupancy, RevPAR, and notes on price actions
Strategies to improve results
Small, consistent adjustments usually beat big swings. Test, measure, and refine.
Smart pricing levers
- Dynamic pricing rules with minimum ADR thresholds
- Higher weekend rates in Old Town, midweek value in shoulder season
- Minimum-stay controls: longer minimums during high-demand events, shorter midweek minimums in low season
- Package pricing: multi-night or weekly discounts for winter snowbirds
Listing and guest experience
- High-quality photography and accurate descriptions to improve conversion
- Emphasize Scottsdale-ready amenities: A/C reliability, pools, shaded outdoor spaces, parking, fast Wi-Fi, and smooth self check-in
- Service discipline: prompt communication, clean homes, and helpful local tips to earn strong reviews that support higher ADR
Calendar and events plan
- Price and staff ahead of event weeks such as the Phoenix Open, Spring Training, and Barrett-Jackson
- Use early-bird incentives to secure longer stays far in advance
- Offer measured last-minute discounts to fill unexpected gaps
Compliance protects revenue
Understand and follow short-term rental registration, permit, and tax rules for the City of Scottsdale or City of Phoenix, depending on your address. Confirm HOA policies and deed restrictions. Staying compliant prevents costly fines and listing interruptions.
Practical trade-offs
- Raising ADR can reduce occupancy if you overshoot market tolerance; RevPAR shows if the change helps or hurts
- Lowering cleaning fees may increase clicks but reduce net revenue; test how you present total price
- Longer minimum stays reduce turnover costs but may miss event-week premiums
Quick math examples
Ground your decisions in clear numbers. Here are simple calculations you can copy into a spreadsheet.
- ADR: If you earn $7,200 from 24 booked nights, ADR = $7,200 / 24 = $300.
- Occupancy: If 24 nights are booked out of 30 available, occupancy = 24 / 30 = 80%.
- RevPAR: ADR $300 × 0.80 occupancy = $240; or $7,200 / 30 = $240.
Interpretation: If you raise ADR to $330 but occupancy falls to 70%, RevPAR becomes $231. Despite higher rates, you earned less per available night. If you hold ADR at $300 and lift occupancy to 85%, RevPAR jumps to $255, a stronger outcome.
What to monitor next 90 days
Use a simple plan to stay ahead of the calendar.
30-day focus
- Review weekend vs. midweek pacing and adjust rates
- Confirm minimum stays are aligned with demand periods
- Check photos, title, and first five listing images for clarity and appeal
60 to 90 days out
- Map event windows and apply premiums and minimum-stay rules
- Evaluate early-bird discounts for winter and spring
- Refresh amenity highlights, especially pools, shaded patios, and A/C details
Work with a local expert
If you want boutique, hospitality-forward management and data-informed pricing, you are in the right place. Our team combines on-the-ground operations with investment-savvy advisory to help you maximize ADR, occupancy, and RevPAR across Old Town Scottsdale and Midtown Phoenix. Ready to see what your property could earn? Request a Free Vacation Rental Property Analysis from Neighbors Luxury Real Estate.
FAQs
What is ADR in short-term rentals?
- ADR is your Average Daily Rate, calculated as total room revenue divided by occupied nights. It shows your average price on nights sold.
How do Scottsdale events affect RevPAR?
- Major events like the Phoenix Open, Spring Training, and Barrett-Jackson can lift both occupancy and ADR in short windows, which pushes RevPAR higher.
Should I change minimum stays during events?
- Many operators set longer minimums during high-demand event weeks to increase ADR and reduce turnover, then shorten midweek minimums in low season.
Do I include cleaning fees in ADR and RevPAR?
- You can, but be consistent. Some operators exclude platform fees and non-refundable taxes and document whether cleaning fees are included when calculating revenue metrics.
What amenities help in Old Town Scottsdale?
- Reliable A/C, pool access or a private pool, shaded outdoor living, parking, fast Wi-Fi, and easy self check-in are features that tend to support higher ADR and occupancy.
How often should I benchmark my listing?
- Review ADR, occupancy, and RevPAR monthly, compare to last year’s same month, and measure event windows separately for clearer insights.
