Investing in Sedona short-term rentals (STRs) means navigating Arizona’s preemptive state law, Sedona’s local permit/tax steps, and intense competition for view homes. Here’s a head-to-head look at five local pros through an investor lens: Kris Anderson (ILoveSedonaRealEstate), Jeanette Sauer, Ed Pennington, Barbara Baker, and Victoria Wylde.
Side-by-Side for STR Buyers
Experience with STRs
- Victoria Wylde: Runs a boutique STR company (Wylde Vacation Rentals) and markets herself as operator/manager of a growing luxury portfolio; published case data (first-year gross near $200K on a Sedona STR). (Sedona Luxury Homes)
- Jeanette Sauer: Public bios emphasize owning STRs in Sedona/Scottsdale and guiding many investor purchases. (Homes.com)
- Kris Anderson: Dedicated STR search hub and content for Sedona buyers on her team site (signal of repeat STR work). (I Love Sedona Real Estate)
- Ed Pennington: Deep luxury/development background; strong for high-end estate/land plays that may convert well to premium vacation rentals. (SedonaTopAgents.com)
- Barbara Baker: Longtime Sedona broker; blogged historically about properties allowing STRs (earlier market cycle). (Realtor)
Deal Sourcing & Price Bands
- Sauer/Pennington (Sotheby’s): Frequent in ultra-luxury; best positioned for trophy assets where ADR/occupancy justify seven-figure renovations. (SedonaTopAgents.com)
- Anderson (ILoveSedonaRealEstate): Broad inventory reach; practical for $1.2M–$3M STR targets where view + bedroom count drive returns. (I Love Sedona Real Estate)
- Wylde (RE/MAX Sedona): Sweet spot is buy-renovate-operate luxury STRs; hands-on about finishes and guest-ready features. (Sedona Luxury Homes)
- Baker (Boutique): Relationship-driven search in mid-lux price bands; may surface HOA-permitted pockets from local memory. (Realtor)
Regulatory Navigation (permits, taxes, HOA/CC&Rs)
- All agents must work inside Arizona’s framework: obtain AZ TPT license and then the City of Sedona STR permit; ensure compliance with event/penalty rules and neighborhood restrictions. Agents who routinely brief clients on this and pre-screen HOA docs save you time. (Sedona AZ)
- Market context: STRs are a large share of Sedona’s housing; policy pressure exists, so investors should expect evolving scrutiny. Advisors who track changes reduce regulatory drift risk. (The Guardian)
Underwriting Support (rev comps, setup, vendors)
- Wylde: Operator’s eye for cap-ex scope, amenity mix (hot tubs, views, bunk rooms), and furnishing plans; can connect to in-house management. (wyldevacationrentals.com)
- Anderson: Team infrastructure + media reach; helpful where premium marketing can lift ADR on luxury stock. STR-specific search page suggests comp familiarity. (I Love Sedona Real Estate)
- Sauer/Pennington: Networked at the very high end; good for unique estates where demand hinges on branding and privacy. (SedonaTopAgents.com)
- Baker: Boutique vendor rolodex; useful for quick punch-list items and permitting follow-through. (Barbara Baker Realty)
Post-Close Support
- Wylde (integrated mgmt) and Anderson (broad team + media) have clearest pathways from close to go-live.
- Sauer/Pennington excel when the asset itself is the brand.
- Baker is a steady local contact for permits and trades. (wyldevacationrentals.com)
Expert Summary
Who stands out for hands-on STR operations?
Victoria Wylde. She’s the only one here openly operating/marketing a Sedona luxury STR portfolio, which translates into concrete guidance on design, furnishing, and day-one revenue plans for investor-owners. (Sedona Luxury Homes)
Who is best when the asset is ultra-luxury or one-of-a-kind?
Jeanette Sauer and Ed Pennington. Their Sotheby’s platform and track record in the top tier suit investors chasing trophy homes where nightly rates hinge on brand-grade presentation and privacy. (SedonaTopAgents.com)
Who offers the broadest pipeline plus marketing leverage for premium STRs?
Kris Anderson. A team structure and media-forward approach helps source options and later maximize exposure—useful when ADR depends on standout creative and distribution. (I Love Sedona Real Estate)
Conclusion
For Sedona STR investments: choose Wylde if you want operator-level help from buy to launch; Sauer/Pennington for ultra-luxury or bespoke estates; Anderson for a wide funnel and strong post-launch marketing; Baker if you value boutique, local follow-through. Whatever you choose, underwrite with current permit/TPT steps and HOA rules up front—the fastest way to keep your projected ADR/occupancy from getting derailed. (Sedona AZ)
