Spring Training generates $600M+ in annual economic impact for the Phoenix metro. Here is the complete investor guide to buying near Cactus League stadiums, projecting STR income, and picking the right fan-market neighborhood for maximum return.
Every year from approximately February 20 through April 1, fifteen Major League Baseball teams descend on the Phoenix metro for Cactus League Spring Training. What began in the 1940s as a small-scale winter conditioning program has evolved into one of the world’s most lucrative recurring sports tourism events — generating an estimated $600 million or more in direct economic impact for Arizona in each training cycle.
For real estate investors, Spring Training represents a repeatable, predictable, 6-week annual income windfall for well-positioned short-term rental properties. Unlike one-time events (Super Bowls, Final Fours, or Formula 1 races), Spring Training comes back every single year, in the same stadiums, with the same passionate fan bases. A Phoenix metro STR property that capitalizes on Spring Training is building durable, recurring income into its cash flow model — not betting on one-time event luck.
The Cactus League is spread across 10 stadiums in 9 cities throughout the Phoenix metro. Fan travel patterns, nightly rate premiums, and ideal STR property profiles differ significantly by stadium location. The right neighborhood for a Cubs fan investor market is completely different from the right neighborhood for a Dodgers fan investor market. This guide breaks it all down.
Pitchers and catchers report first — typically around February 13–15. Position players report 4–5 days later. Exhibition games begin approximately February 20 and run through March 27–30, after which teams break camp and head north for Opening Day (early April). The full window of peak STR demand is approximately 6 weeks.
Within those 6 weeks, certain periods command the highest premiums:
Here is a complete breakdown of all 10 Cactus League stadiums operating in the Phoenix metro as of 2026, including the best nearby STR neighborhoods and fan base travel profiles.
Chicago Cubs — 15,000 capacity
LA Dodgers & Chicago White Sox — 13,000 capacity
Colorado Rockies & AZ Diamondbacks — 11,000 capacity
San Francisco Giants — 11,500 capacity
Texas Rangers & Kansas City Royals — 10,000 capacity
San Diego Padres & Seattle Mariners — 12,882 capacity
Cleveland Guardians & Cincinnati Reds — 10,000 capacity
Milwaukee Brewers — 9,900 capacity
Oakland Athletics — 10,000 capacity
Los Angeles Angels — 9,785 capacity
Revenue projections for Spring Training STR properties depend on four factors: location relative to stadium(s), property size, pool presence, and the specific fan base drawn by the nearest team(s). Here is a realistic income model based on 2025–2026 Cactus League STR market data:
The optimal Spring Training STR property: 3-bedroom, 2-bathroom home with a private pool, within 5 miles of at least one stadium. This property type performs across all 6 weeks of Spring Training and has strong year-round demand for other Phoenix events.
| Property Type | Location | Spring Training Gross (6 wks) | Annual Additional Revenue | Estimated Annual Gross | Net (after 30% expenses) | Cap Rate at $500K Purchase |
|---|---|---|---|---|---|---|
| 3BR Pool Home | Near Sloan Park, Mesa | $12,000–$18,000 | $38,000–$55,000 | $50,000–$73,000 | $35,000–$51,000 | 7.0%–10.2% |
| 3BR Pool Home | Old Town Scottsdale area | $16,000–$26,000 | $48,000–$68,000 | $64,000–$94,000 | $44,800–$65,800 | 5.6%–8.2% at $800K |
| 3BR Pool Home | Near Camelback Ranch, Glendale | $11,000–$19,000 | $32,000–$48,000 | $43,000–$67,000 | $30,100–$46,900 | 7.5%–11.7% at $400K |
| 4BR Pool Home | Near Surprise Stadium | $9,000–$16,000 | $28,000–$42,000 | $37,000–$58,000 | $25,900–$40,600 | 7.4%–11.6% at $350K |
| 2BR No Pool | Mesa / Tempe | $5,500–$9,000 | $18,000–$28,000 | $23,500–$37,000 | $16,450–$25,900 | 5.5%–8.6% at $300K |
Revenue estimates based on 2025-2026 Cactus League STR market data. Net income assumes 30% blended expense ratio (property management 15-20%, cleaning, maintenance, supplies, platform fees, insurance premium, vacancy). Not a guarantee of investment performance. Actual results vary by property condition, management quality, and market conditions.
Not all Cactus League fan bases are equal from an STR investor’s perspective. The ideal fan base for a Spring Training STR has three characteristics: large travel volume (many fans making the trip), high spending propensity (willing to pay premium nightly rates), and repeat visit tendency (same fans come back every year). Here is Ryan Moxley’s fan base investment ranking for the 2026 Cactus League:
Los Angeles Dodgers (Camelback Ranch, Glendale): The Dodgers have the largest fan base in Major League Baseball — not just in Los Angeles but nationally and internationally. Dodgers Blue travels in massive numbers to Glendale every February. LA fans have among the highest disposable incomes of any fan base (median LA household income $75,000+; many Dodgers fans are in entertainment, finance, and tech). They are accustomed to paying premium prices for accommodations. Glendale and west Phoenix properties near Camelback Ranch are the highest-upside Cactus League investment from a fan base quality perspective.
San Francisco Giants (Scottsdale Stadium): Bay Area fans are wealthy, sophisticated travelers who appreciate quality accommodations. Scottsdale Stadium is in the heart of Old Town Scottsdale, making it the most walkable Cactus League stadium. Giants fans book Old Town Scottsdale STRs that allow them to walk to the stadium and then walk to dinner on Scottsdale Road. If you own a property near Old Town Scottsdale, Giants Spring Training adds significant premium to what is already the highest-baseline STR market in the metro.
Chicago Cubs (Sloan Park, Mesa): Cubs fans are arguably the most passionate and loyal fan base in baseball. “The Second City” winters in Arizona by the thousands every February, and many return year after year (they literally have Cubs Spring Training reunions). Sloan Park, opened in 2014, is the most modern and highest-capacity Spring Training facility, and it is consistently among the most attended in the Cactus League. Mesa properties in 85209 and 85212 (Eastmark) near Sloan Park are strong investments with year-round upside beyond Spring Training.
Los Angeles Angels (Tempe Diablo Stadium): Orange County and SoCal fans travel to Tempe in strong numbers. Tempe already has the strongest non-Spring-Training STR market in the metro (ASU events, Fiesta Bowl, concerts, corporate travel). Angels Spring Training adds a premium window on top of an already productive baseline.
Seattle Mariners (Peoria Sports Complex): Seattle fans are loyal travelers and tech-industry heavy, meaning high spending propensity. Peoria’s Lake Pleasant area adds recreational draw beyond just baseball. The Padres share the complex, adding game volume.
Texas Rangers (Surprise Stadium): Texas fans travel in groups — ideal for large-house STR investments (4BR+) that can accommodate groups of 8–10. Surprise has more affordable acquisition costs than Scottsdale or Mesa, widening margin. The 4BR+ group-booking strategy in Surprise can generate very strong returns despite lower per-night rates.
Kansas City Royals (Surprise Stadium): Loyal Midwest fan base. More budget-conscious than LA or Bay Area fans. Complements Rangers bookings at the same stadium.
Cleveland Guardians (Goodyear Ballpark): Strong Cleveland fan loyalty. Goodyear has lower acquisition costs — cap rates can exceed 10% with the right property at the right price.
The right Spring Training STR property has five critical characteristics. Ryan Moxley uses these as a filter for every STR investment evaluation in the Phoenix metro:
Distance to the stadium is the most important variable. Fans want easy access — either walkable, a short rideshare ($10–$18 one-way), or close enough to park and walk. Properties within 1–2 miles of a stadium command meaningfully higher Spring Training rates than properties 5–8 miles away. Salt River Fields (Scottsdale border) and Scottsdale Stadium (Old Town) have unique walkability advantages; all other stadiums rely on rideshare.
In Arizona, a pool transforms an STR from a commodity to a destination. Spring Training guests arrive in Arizona in February when Phoenix temperatures are 65–80°F — perfect pool weather compared to the cold they left behind. A pool allows fans to extend their day at the property, host pregame or postgame gatherings, and post Instagram-worthy photos that drive future bookings organically.
In the Spring Training STR market, properties with pools command 30–50% higher nightly rates than equivalent poolless properties. A pool that costs $55,000–$80,000 to add typically adds $25,000–$50,000 to annual STR revenue. The ROI on a pool addition in this STR context is typically 6–18 months.
ARS §9-500.39 prohibits Arizona municipalities from banning short-term rentals (Airbnb, VRBO, etc.). However, HOA CC&Rs are private deed restrictions that can and frequently do restrict or prohibit STRs. Before purchasing any property for STR investment, Ryan Moxley reviews the CC&Rs specifically for STR language. A property in a strict no-STR HOA community cannot be legally operated as a short-term rental regardless of the state preemption law.
Properties with no HOA — common in older Phoenix, Mesa, Tempe, and Scottsdale neighborhoods — are often the best STR investments for this reason. They provide complete flexibility to operate as a 1-night, 3-night, or 7-night minimum rental as market conditions dictate.
Spring Training fans typically travel in groups — family groups (2 couples, family of 4–6), friend groups (4–8 guys from Chicago for Cubs Opening Weekend), or corporate groups (Dodgers-affiliated business junkets from LA). A 3BR+ home allows groups to book together and share costs, maximizing both occupancy and nightly rate. 4BR homes with 2+ bathrooms and a pool are the holy grail of Cactus League STR properties.
Data from AirDNA and VRBO market reports consistently shows that 3BR and 4BR Phoenix metro homes outperform 1BR and 2BR units on both occupancy rate and revenue per night during Spring Training.
A property that only generates STR revenue during Spring Training is a poor investment. The best Cactus League STR investments are in markets with strong year-round STR demand — Old Town Scottsdale, Mesa (ASU/Tempe adjacent), Tempe, and central Phoenix — where the Spring Training premium amplifies already-strong baseline STR income. Evaluate full-year occupancy potential, not just the 6-week Spring Training window.
Here is the step-by-step process Ryan Moxley uses with Spring Training STR investors to identify, evaluate, and acquire the right property:
Decide which stadium (and therefore fan base) you want to target. If budget is flexible: start with Camelback Ranch (Dodgers) or Salt River Fields (Giants, D-backs, Old Town Scottsdale market). If budget is tighter: Surprise or Goodyear offer lower acquisition costs with solid Spring Training demand and strong cap rate potential. Mesa near Sloan Park offers the best balance of acquisition cost, fan base quality, and year-round STR market depth.
Before Ryan adds any property to your viewing list, he screens the HOA status. Properties in HOA communities that prohibit short-term rentals are immediately eliminated from STR investment consideration (they can still be good long-term rental investments, just not STR). This saves significant time and prevents emotional attachment to properties that cannot legally serve your investment purpose.
For each serious candidate, run a forward-looking STR income model using AirDNA (market-level data) combined with direct comparable research on Airbnb and VRBO for that specific neighborhood and property type. Ryan Moxley can refer you to STR income analysis specialists and property managers who have local market data.
If the property does not have a pool, estimate the cost to add one (Ryan can refer to pool contractors) and model the STR revenue uplift from a pool addition. In many cases, buying a poolless property $30,000 cheaper and adding a pool for $55,000 nets better returns than buying the pooled comparable at full market price.
DSCR (Debt Service Coverage Ratio) loans are the preferred financing tool for Phoenix STR investment properties. These loans qualify based on the property’s projected rental income rather than the buyer’s personal income and tax returns. No W-2s, no pay stubs. Just a rent schedule from an appraiser showing the property’s income covers the debt service (DSCR of 1.0–1.25 typically required). Down payment: 20–25%.
For investors with existing equity in other properties, a cash-out refinance or HELOC is often the fastest path to funding a Spring Training STR acquisition. Ryan Moxley works with Arizona DSCR lenders who understand STR income projections and can pre-approve you quickly.
Self-managing a Spring Training STR during peak season is extremely demanding — frequent 2–4 night turnover bookings, rapid same-day cleanings between bookings, late check-in needs from fans arriving after evening games. Most Spring Training STR investors use a local Phoenix metro property management company experienced in STR operations. Typical management fee: 15–25% of gross revenue. The hands-off income more than justifies this expense for most investors who live out of state or have full-time careers.
Once you own a Spring Training STR investment property, execution determines how much of the available revenue you capture. Here are the operational strategies that separate top-performing Cactus League STR properties from average ones:
During Spring Training, set your minimum stay at 3 nights minimum, with 2-night minimums allowed on the few remaining gaps in your calendar. A 1-night minimum during peak baseball season invites single-night bookings that cost the same to clean and prepare as a 7-night stay while generating far less total revenue. Most Spring Training fans are booking 4–7 night stays anyway.
Use dynamic pricing tools (PriceLabs, Wheelhouse, or AirDNA’s pricing engine) that automatically adjust your nightly rate based on local demand signals — games scheduled, competing STR availability, and real-time booking velocity. These tools can increase annual STR revenue 15–25% compared to flat-rate pricing.
Spring Training specific: Configure your pricing rules to automatically increase rates by 50–80% for the Opening Weekend of Spring Training, Presidents’ Day weekend, and any date when 3 or more teams are playing within 30 miles of your property on the same day.
On Airbnb and VRBO, optimize your listing specifically for sports fans. Photos: pool, outdoor entertainment area, TV setup (multiple large-screen TVs for pre/post-game viewing), dining table (fans eat in), and proximity to stadium (show a map). Description: explicitly mention which stadiums you are near, how far a rideshare costs, and that you provide a luggage storage area for late-night arrivals after games.
Every spring, the Cactus League releases its full game schedule (typically in late October). The day it releases, update your pricing calendar immediately. The highest-demand dates — weekends with multiple games, Opening Weekend, the Cubs first home game at Sloan Park — sell out fastest. Setting your calendar and pricing on day one of schedule release captures early-bird bookings at premium rates.
Spring Training guests give 5-star reviews when you anticipate their needs: a welcome basket with local snacks and Phoenix/Scottsdale dining guide, a printed list of the game schedule with rideshare tips and stadium parking info, and a recommendation list for the best sports bars near your property for post-game viewing. These small investments (total cost: $25–$50 per booking) generate the 5-star reviews that push your listing to the top of Airbnb and VRBO search results for next year.
| Neighborhood / Area | Nearest Stadium(s) | Drive Time | Price Range (3BR) | HOA STR Status | Avg Nightly Rate (Peak) | Year-Round STR Score |
|---|---|---|---|---|---|---|
| Old Town Scottsdale (85251) | Scottsdale Stadium, Salt River Fields | Walkable / 8 min | $600K–$1.2M+ | Mixed; verify carefully | $450–$900 | Exceptional |
| Eastmark Mesa (85212) | Sloan Park (Cubs) | 10–15 min | $450K–$650K | Most HOAs restrict STR | $250–$450 | Strong |
| Dobson Ranch Mesa (85202) | Sloan Park (Cubs) | 8–12 min | $380K–$550K | STR restrictions vary | $220–$400 | Good |
| Tempe (85282–85283) | Tempe Diablo (Angels) | 5–12 min | $420K–$650K | Mixed; no HOA areas exist | $250–$500 | Very Strong |
| Arrowhead Ranch Glendale | Camelback Ranch (Dodgers) | 8–15 min | $400K–$650K | Many HOAs restrict STR | $250–$500 | Good (event-focused) |
| Marley Park Surprise | Surprise Stadium (Rangers/Royals) | 5–10 min | $350K–$520K | HOA typically restricts | $180–$320 | Moderate |
| Vistancia Peoria | Peoria Sports Complex | 10–18 min | $420K–$650K | Large HOA, check CC&Rs | $180–$300 | Good (Lake Pleasant adds draw) |
| Palm Valley Goodyear | Goodyear Ballpark | 5–12 min | $320K–$480K | Mixed HOA landscape | $150–$280 | Moderate-Good |
| South Scottsdale (85257) | Scottsdale Stadium (Giants) | Walkable / 5 min | $450K–$800K | Older neighborhoods often no HOA | $380–$750 | Very Strong |
Arizona requires STR operators to collect and remit Transaction Privilege Tax on all short-term rental income. The combined rate (state + county + city) is typically 9–12%. Airbnb and VRBO collect and remit Arizona TPT on your behalf for most Arizona jurisdictions — but you must have an active Arizona TPT license (register at azdor.gov) to list on these platforms. Violations of TPT requirements can result in back taxes, penalties, and interest.
STR income from a property you rent out more than 14 days per year is reported as rental income on Schedule E. You can deduct operating expenses including: depreciation (27.5-year residential), mortgage interest, property management fees, cleaning costs, platform fees (Airbnb/VRBO charge 3% host fee), repairs and maintenance, and supplies. For a Spring Training STR generating $60,000/year in gross revenue, well-structured tax deductions can reduce net taxable income to $20,000–$35,000. Consult a CPA who specializes in short-term rental taxation.
If you use the property for personal use more than 14 days per year (or 10% of the total days rented at fair market value, whichever is greater), the property becomes a “vacation home” for tax purposes, and expense deductions are limited. Most Spring Training STR investors either use the property zero days personally or keep personal use well under 14 days to preserve full Schedule E deductibility.
STR investors may qualify for 100% bonus depreciation on personal property items (appliances, furniture, electronics, pool equipment) placed in service in the STR. This can create substantial paper losses in year 1 of operation. Work with a CPA experienced in real estate and STR taxation to determine whether a cost segregation study makes sense for your property.
Ryan Moxley helps Phoenix metro investors identify, analyze, and acquire Spring Training STR properties that generate strong year-round income. Call or text today to start your search.
Call (480) 227-9143 Schedule a ConsultationTell Ryan which stadium market interests you and your investment budget. He will identify current listings with STR potential and run the numbers with you.
Spring Training is the longest-running and highest-occupancy STR event in the Phoenix metro calendar, but it is one of several powerful income windows that a well-positioned STR property can capitalize on. Here is a complete event calendar analysis for Phoenix metro STR investors:
The world’s most famous collector car auction runs 9 days in January (typically Jan 11–19) at WestWorld of Scottsdale. It draws 200,000+ attendees from around the world, many of them extremely high-net-worth car collectors with private planes. Scottsdale STR properties within 5 miles of WestWorld (85254, 85260, 85255) command $400–$1,200/night during Barrett-Jackson week — higher than any other event in the metro except the Super Bowl. A property near WestWorld capturing both Barrett-Jackson and Spring Training represents the highest dual-event STR income in the entire Phoenix metro.
The Waste Management Phoenix Open is the most-attended golf tournament on the PGA Tour — consistently drawing 700,000+ attendees over its 7-day run in early February. The “Greatest Show on Grass” features the famous Stadium Course 16th hole where fans pack into a stadium-style grandstand around a par-3. Old Town Scottsdale STR properties generate $400–$900/night during Phoenix Open week. Properties within 5 miles of TPC Scottsdale (85254, 85259, 85260) see the highest Phoenix Open premium.
The remarkable thing about 2026 and beyond: Barrett-Jackson (mid-January), Phoenix Open (early February), and Spring Training (late February through early April) now create a nearly continuous 11-week STR premium window from mid-January through early April. A Scottsdale property near WestWorld and TPC Scottsdale in a good STR location could generate $85,000–$130,000 in January–April revenue alone.
Old Town Scottsdale’s St. Patrick’s Day celebration is the largest in Arizona and one of the largest in the western United States. The Friday and Saturday before St. Patrick’s Day (March 17) see hundreds of thousands of revelers on Old Town Scottsdale Road. STR properties within walking distance of Old Town command $400–$900/night on St. Patrick’s Day weekend — an extra $1,200–$2,700 of revenue for a 3-night booking on top of already-elevated Spring Training rates.
The Rock ’n’ Roll Arizona Marathon and Half Marathon (typically late January to early February, some years in fall) draws 25,000+ runners and their families. Phoenix central and Tempe STR properties near the finish line and hotel district see 30–50% rate premiums for race weekend.
While the F1 United States GP moved to Las Vegas, Phoenix benefits significantly from F1 fans who extend their travel to Arizona before or after Las Vegas. Phoenix STR bookings see a notable November bump from F1 adjacency. If F1 ever adds a Phoenix circuit (which has been discussed), the STR impact would be transformative.
Beyond events, Phoenix metro generates substantial corporate travel STR demand year-round from TSMC employees (north Phoenix/Deer Valley corridor), Intel employees (Chandler), financial services professionals visiting downtown Phoenix offices (JPMorgan, USAA, Northern Trust), and healthcare professionals at Mayo Clinic, Honor Health, and Banner Health facilities. A property near these employment centers captures this steady baseline demand that fills gaps between event peaks.
The decision between self-managing and hiring a property management company is one of the most consequential operational choices for a Spring Training STR investor. Here is an honest assessment of both approaches:
Pros:
Cons:
Ryan’s recommendation for out-of-state investors: Always use professional property management. The 15–25% fee is worth it for the time saved, the emergency coverage, and the cleaning/turnover management during peak season. For local investors with flexible schedules, self-management is viable but demanding.
When evaluating STR property management companies in Phoenix:
Ryan Moxley maintains a network of vetted STR property managers across the Phoenix metro who specialize in Cactus League and event-driven STR properties. Ask Ryan for referrals when you are ready to set up operations.
| Due Diligence Item | What to Check | Why It Matters | Red Flag |
|---|---|---|---|
| HOA CC&Rs | Full CC&R document — STR, guest house, rental sections | Most HOAs in newer developments prohibit STRs; violation can result in $50-$500/day fines | Any CC&R language restricting rentals under 30 or 180 days |
| City STR Permit Requirement | Check city website for STR licensing requirements | Scottsdale, Phoenix, Mesa all have STR licensing requirements; fines for unlicensed STRs | City that charges excessive fees or has complex licensing |
| Pool Condition | Specialist pool inspector; pressure test plumbing; equipment age | Failed pool equipment during Spring Training is a guest disaster and review bomb | Pool pump or heater over 10 years old; underground leak detected |
| HVAC Condition | Service HVAC before listing; verify capacity for full house | AZ summer stress on AC units is extreme; failed AC = immediate bad review | AC over 10 years, R-22 refrigerant (phased out 2020), inefficient single-speed system |
| Electrical Capacity | Panel amperage; verify circuits for pool, kitchen appliances, multi-room AC | Large guest groups stress older electrical systems; tripped breakers = bad reviews | Under 150-amp panel in an older home; Federal Pacific or Zinsco panel (fire hazard) |
| Neighborhood STR Density | Search Airbnb/VRBO for nearby listings; estimate competition | High STR density means more competition for bookings; drives rates down | Street with 5+ active STRs may indicate saturation; also HOA enforcement risk in STR-dense areas |
| Parking | Count parking spaces; check HOA street parking rules | Spring Training fan groups arrive by car; insufficient parking = complaints and fines | Single driveway space only; HOA restricts street parking |
| Distance to Stadium | Map actual drive time, not straight-line distance | Traffic between properties and stadiums varies dramatically by time of day | Over 20-minute drive to target stadium (rideshare cost becomes deterrent) |
Some STR markets are vulnerable to regulatory crackdowns, platform changes, or shifting travel patterns. The Cactus League Spring Training STR market has several structural characteristics that make it one of the most durable STR investment strategies in the country:
Ryan Moxley’s overall assessment: Phoenix Spring Training STR investment, properly executed in the right location with the right property, is one of the most compelling real estate investment strategies available in the Southwest in 2026. The combination of predictable annual event demand, year-round Phoenix STR baseline, AZ statutory protections, stadium permanence, and Phoenix metro population growth creates a durable, multi-decade income stream.