Enter the property details below. The analyzer pulls real Sedona market data for default assumptions (sources cited at the bottom of this page) and instantly returns revenue projections, operating expenses, cash flow before and after tax, year-one tax savings using the 100% bonus depreciation rules made permanent in 2025, and a 5-year internal rate of return. Override any number with your own estimate.
Property Details
Operations
Auto-fills from bedroom count using Sedona market data. Override with property-specific estimate from AirDNA or comp analysis.
Most Sedona SFRs have no HOA. VOC golf community ~$645/mo. Seven Canyons ~$970/mo. Many HOAs ban STRs entirely. Verify before buying.
Tax Strategy
Revenue & Operations
Cash Flow (Year 1)
5-Year Returns
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Three things buyers consistently miss about Sedona STRs. First, Spring (March through May) is the actual peak season at 66% occupancy. Summer (June through August) is the trough at 37% because of the heat. Second, Sedona is a rate-driven market, not occupancy-driven. ADR scales 6x from 2BR to 5BR but occupancy stays in a tight 38 to 46% band. Third, STR supply grew 112% year over year through 2025, compressing occupancy from 68% in 2021 to 53% in 2025. Plan for the realistic 50% number, not the peak.
Methodology and Data Sources
The defaults in this tool are based on publicly verifiable Sedona market data current as of mid-2026. Wherever possible, we use midpoints across multiple independent sources so the result is defensible. Your actual returns depend on the specific property, the operator, the listing strategy, and conditions you cannot fully predict. This tool is for evaluation, not a guarantee.
Average Daily Rate
Bedroom-level ADR defaults are midpoints of Rabbu Sedona market data (April 2026) and Chalet Sedona analytics (June 2026). Defaults: 2BR $270, 3BR $375, 4BR $535, 5BR+ $795. Source spread is wider for higher bedroom counts. The “active listings only” methodology (Chalet, AirDNA) biases higher than “all listings” (Rabbu); midpoints balance both.
Occupancy Rate
The 50% default sits between Rabbu (44%), Chalet (50%), and AirDNA (54%). AirDNA reports occupancy is up 4% year over year as of June 2026. Spring peak (Mar-May): 66%. Summer trough (Jun-Aug): 37%. STR supply growth of 112% year over year is a real headwind worth watching.
Property Tax
The 0.46% effective rate is sourced from Ownwell pulling Yavapai County records (April 2026). Most of Sedona is in Yavapai. A northern strip in Oak Creek Canyon is Coconino County with slightly higher rates near 0.6%.
STR Insurance
The 0.30% of purchase price default reflects industry-standard STR insurance premiums of $1,200 to $3,000 per year in Arizona, sourced from Proper Insurance and Steadily. STR policies run roughly 2-3x standard homeowners. Premiums in Oak Creek Canyon and upslope wildfire-zone properties trend higher.
Property Management Fee
The 22% default reflects the range between Casago (18%, per Awning review) and boutique luxury managers at 30 to 35%. Local independents in Sedona generally fall in the 22 to 28% range. Full self-management drops the fee to zero but requires meaningful operator time.
Tax Strategy Assumptions
Year-1 tax deductions assume an 85% improvements / 15% land basis split, cost segregation reclassifying the user-selected percentage into 5- and 15-year property eligible for 100% bonus depreciation (made permanent under the One Big Beautiful Bill Act signed July 2025), plus 27.5-year straight-line depreciation on the remaining basis. The effective tax rate combines the user’s federal bracket with the 3.8% Net Investment Income Tax surtax if applicable. State income tax savings are not included and would add to the result.
5-Year IRR Assumptions
Revenue and expenses grow 3% per year. Property appreciates 3% per year. Year-5 exit assumes 6% selling costs (commission plus closing). Loan amortization is calculated on a standard 30-year amortization schedule.
What this tool does NOT model
This is a v1 release. Not yet included: state tax savings (Arizona is 2.5% flat), refinance scenarios, partial-year deductions for mid-year closings, REPS (Real Estate Professional Status) treatment, depreciation recapture at sale, 1031 exchange treatment, and property-specific furniture cost segregation. For a property-specific analysis incorporating these factors, reach out directly.
Want a property-specific deal analysis?
This tool gives you the framework. The actual decision involves market-specific comps, CPA review of your individual tax situation, lender introductions, and inspection considerations specific to Sedona. I have helped 240+ buyers navigate this exact decision since 1990.