Fountain Hills, AZ rental management · plans from $75/mo
Who manages rental homes in Fountain Hills?
Property Plus USA manages single-family rental homes in Fountain Hills, handling pricing, tenant screening, rent collection, maintenance and owner statements. We’re a Chandler-based company led by Designated Broker Kirsten Shafer (Arizona broker license BR535992000), and we manage hundreds of homes across the Phoenix metro and Pinal County.
Fountain Hills is a town in Maricopa County east of Scottsdale, set against the McDowell Mountains. It has its own rental registration rules, including a free registration for long-term rentals, so it’s worth knowing the local steps before you lease.
What we do for Fountain Hills owners
We handle the day-to-day work of renting a single-family home:
- Rental pricing analysis before you list
- Marketing, including listing on ARMLS, the Phoenix-area MLS
- Tenant screening, leasing and move-in/move-out inspections
- Online rent collection with ACH/direct deposit to you
- Maintenance coordination, with 24/7 emergency maintenance response
- HOA registration help when a new tenant moves in
- Monthly and year-end statements in the Rentvine owner portal
- Evictions handled through counsel when they can’t be avoided
Plans start at $75 a month. See pricing for what each plan includes.
Fountain Hills rental snapshot
Updated October 2026. Population, housing and rent figures come from U.S. Census Bureau QuickFacts.
- Population: 23,625 (Census Bureau Vintage 2025 estimate for July 1, 2025), compared with 23,820 in the April 2020 Census, so the town has held roughly steady.
- Renters: the owner-occupied rate is 84.4% (American Community Survey 2020–2024), so rentals are a modest share of homes.
- Rents and values: median gross rent was $1,890, the median owner-occupied home value was $622,900 and median household income was $112,654 (ACS 2020–2024). The rent figure is a five-year average across all rental types, not a quote for your home; we price each home with a current rental analysis.
- Schools: Fountain Hills Unified School District serves the town.
- Water: EPCOR provides water through its Chaparral system.
- Dark Sky Community: Fountain Hills was designated an International Dark Sky Community in 2018 and updated its outdoor lighting ordinance in 2016. Check the town’s rules before replacing exterior light fixtures.
- Commute: Shea Boulevard runs west to Scottsdale and the Loop 101, and State Route 87 (the Beeline Highway) connects south toward Mesa.
Local rules Fountain Hills owners should know
This isn’t legal advice, but these are the steps the Town of Fountain Hills and state law spell out.
- Two registrations for long-term rentals. Register the home with the Maricopa County Assessor (A.R.S. 33-1902), and also register it with the Town as a Long-Term Residential Rental. The town registration has no fee and no business license requirement. Out-of-state owners must name an Arizona statutory agent with the county.
- No city rental tax on long-term leases. Since January 1, 2025, cities and towns can’t levy sales tax on residential rentals of 30 days or more (A.R.S. 42-6004(H)).
- Short-term rentals need a town permit. Stays under 30 days require an annual Short-Term Residential/Vacation Rental permit ($250 a year), an Arizona TPT license, a 24-hour emergency contact and proof of insurance. Town Code Article 8-6 also requires neighbor notification, posting on the property, the permit number in every ad, and background checks on renters before each stay. The town opened an online permit portal in 2025, and owners who don’t apply within 30 days of a written notice can face penalties of up to $1,000 a month.
- Switching from long-term to short-term. The town requires you to update your registration to short-term before advertising stays under 30 days. Short-term stays owe the town’s 2.9% hotel tax and 4.0% additional tax plus state and county tax.
- Deposits and notices. Deposits are capped at one and a half months’ rent (A.R.S. 33-1321), and month-to-month tenancies need 30 days’ written notice to end (A.R.S. 33-1375). Our Arizona landlord-tenant law guide covers the rest.
Fountain Hills neighborhoods and communities
Fountain Hills homes range from neighborhoods close to the town center and Fountain Park to hillside communities such as SunRidge Canyon, Eagle Mountain and FireRock. Most newer and golf-course communities have HOAs, and some have their own leasing rules.
Under A.R.S. 33-1806.01, you can rent unless your declaration prohibits it, and you must follow any rental time period rules in your CC&Rs. An HOA can collect only basic tenant details and up to $25 per new tenancy. Short-term rental owners should check CC&Rs first, since many HOAs set minimum lease terms. We review them before listing and handle the HOA paperwork.
We also manage nearby in Scottsdale, Mesa and Paradise Valley.
Plans for Fountain Hills rentals
Every plan has a $500 leasing fee. Fountain Hills owners choose from three plans:
- Basic, $75/month flat. Lease renewal $199, file setup $199, realtor commission $200, and a 6-month lease guarantee.
- Traditional, 8% of monthly rent ($89 minimum). No marketing fee, no realtor commission and no file setup fee. Lease renewal $150 and a 6-month lease guarantee.
- Property Plus, 10% of monthly rent ($125 minimum). No marketing, renewal or file setup fees. Includes landlord protection up to $50,000 when we place the tenant, plus 2 interior and 2 drive-by HomeCare Checks per year.
The Property Plus plan’s landlord protection covers tenant vandalism up to $50,000, theft up to $25,000, lost rent during an eviction (up to 2.5 months), tenant skip (up to 2 months), service-animal damage, and wrongful-eviction lawsuit defense. Compare the details on our pricing page.
Get a free rental analysis for your Fountain Hills home
Call 480-586-3700 or contact us for a free rental analysis. Our office at 2700 S. Gilbert Rd., Suite 5, Chandler, is open Monday to Friday, 9 to 5, and you can learn more about how we work with owners on our owners page.
Frequently asked questions
Property Plus USA manages single-family rental homes in Fountain Hills, including pricing, screening, leasing, rent collection and maintenance. Call 480-586-3700 for a free rental analysis.
Yes. The Town requires you to register the home as a Long-Term Residential Rental, with no fee and no business license. This is in addition to registering with the Maricopa County Assessor.
The Town’s annual Short-Term Residential/Vacation Rental permit is $250 per year. You also need an Arizona TPT license, a 24-hour emergency contact and proof of insurance.
Town Code Article 8-6 requires neighbor notification, posting on the property, the permit number in every ad and background checks on renters before each stay. Operating without a permit can bring penalties of up to $1,000 a month.
Yes, but the Town requires you to update the registration to Short-Term Residential/Vacation Rental and get the permit before advertising stays under 30 days. Check your HOA’s CC&Rs first, too.
Fountain Hills Unified School District. Tenants should confirm the assigned school for a specific address with the district.
Fountain Hills is an International Dark Sky Community (2018) with an outdoor lighting ordinance. Check the Town’s lighting rules before replacing or adding exterior fixtures.
Plans start at $75 per month on our Basic plan. The Traditional plan is 8% of monthly rent ($89 minimum) and the Property Plus plan is 10% ($125 minimum); every plan has a $500 leasing fee.
When Property Plus USA places the tenant, the plan covers up to $50,000, including tenant vandalism up to $50,000, theft up to $25,000, lost rent during an eviction (up to 2.5 months) and tenant skip (up to 2 months). It also covers service-animal damage and wrongful-eviction lawsuit defense.
No. Since January 1, 2025, Arizona law (A.R.S. 42-6004(H)) bars cities and towns from levying transaction privilege tax on residential rentals, which covers leases of 30 days or more. Short-term rentals under 30 days are still taxed as transient lodging.
Yes. A.R.S. 33-1902 requires residential rental owners to file their information with the Maricopa County Assessor, and the home may not be occupied until it’s on file. Owners who live outside Arizona must also name an Arizona statutory agent.
Under A.R.S. 33-1806.01, an HOA can ask only for adult occupants’ names and contact information, lease dates and vehicle information (plus a photo ID in age-restricted communities), and it can charge up to $25 per new tenancy. Your CC&Rs can still set leasing rules, such as minimum lease terms, which we review before listing.
Areas We Serve
Property Plus USA manages rental homes across the Phoenix metro and Pinal County, including Ahwatukee, Anthem, Apache Junction, Avondale, Buckeye, Casa Grande, Cave Creek, Chandler, Coolidge, El Mirage, Eloy, Florence, Gilbert, Glendale, Gold Canyon, Goodyear, Laveen, Litchfield Park, Maricopa, Mesa, Paradise Valley, Peoria, Phoenix, Queen Creek, San Tan Valley, Scottsdale, Sun City, Surprise, Tempe, Tolleson.