117 Vern Ln, Buffalo, NY 14227 Property Records

Erie County and Cheektowaga Town property record for 117 Vern Ln, Buffalo, NY 14227

Property Summary

Property Type	Single Family Home
Details	4 bd · 1.5 ba · 2,343 sqft · built 1963
Lot Size	0.14 acres (6,098 sqft)
Owner	Individual Name on File
Last Sale	$195,000 (Apr 2020)
Tax Bill	$8,339 (2026)
Deeds & Mortgages	Apr 2020 Sale Sep 2018 Sale
Flood Zone	Zone X (minimal risk)
APN	`038-0433000`

Property Details

APN / Parcel Number

Primary APN	`038-0433000`
Alternative APNs	`30891133400002040000` `143089 113.34-2-40`

Interior

Bedrooms	4 Beds
Full Baths	1.5 Baths
Half Baths	1 Half Bath
Stories	1 Story
Building Area	2,343 sqft Living Area
1st Floor Area	1,524 sqft
Upper Floors Area	819 sqft
Game Room	Game Room

Exterior

Year Built	Built 1963
Effective Year Built	Effective 1963
Architectural Style	Cape Cod
Exterior Material	Composition/Composite
Lot Area	6,098 sqft (0.14 acres)
Lot Dimensions	110 ft deep x 55 ft wide
Garage Type	Attached
Garage Area	264 sqft
Parking Spaces	1 Parking Space

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central
Heating Fuel	Gas
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Account Number	038-0433000
Street Address	117 VERN LN
City	BUFFALO
State	NY
Zip	14227-1332
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	02R
Legal Description	MC 2080 SL 27/26
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	2
Legal Lot Number	40.000
Jurisdiction	ERIE NY
Township / Civil Division	CHEEKTOWAGA
Census Block Group	3
Census Block	3006
Census Tract	10902

Owner

117 Vern Ln is owned and occupied by an individual who bought it in April 2020.

Source: Erie County and Cheektowaga Town records, as of October 20, 2026

Owner of Record	Individual Name on File
Mailing Address	117 VERN LN, BUFFALO, NY 14227-1332
Occupancy	Owner Occupied
Owner Type	Individual

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Date	Document
Apr 28, 2020	Warranty Deed, Transfer
Sep 10, 2018	Warranty Deed, Transfer

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Apr 28, 2020 · Amount on File
Deed Sale	Apr 28, 2020 · Amount on File
Prior Sale	Sep 10, 2018 · Amount on File
Deed Document Number	202073195
Deed Book / Page	11359 / 6624
Record Updated	Oct 29, 2026

April 2020: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	Apr 28, 2020
Property Address	117 VERN LN, BUFFALO, NY 14227-1332
Document Number	0113596624
Book / Page	11359 / 6624
Map Reference	DOC 2080
Instrument Date	Apr 21, 2020
Instrument	2020073195
Transaction Type	Transfer
Record Updated	Apr 14, 2022

Transaction

Amount	Amount on Record
Tax	$780.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	117 VERN LN, 117, CHEEKTOWAGA, NY 14227-1332

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	276 ASHLAND AVE, BUFFALO, NY 14222-1763

September 2018: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	Sep 10, 2018
Property Address	117 VERN LN, BUFFALO, NY 14227-1332
Document Number	0113342532
Book / Page	11334 / 2532
Map Reference	MAP2080
Instrument Date	Sep 6, 2018
Instrument	2018179771
Transaction Type	Transfer
Record Updated	Apr 14, 2022

Transaction

Amount	Amount on Record
Tax	$895.50
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	4240 CLARDON DR, 4240, BUFFALO, NY 14221-7306

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants with Right of Survivorship
Address	117 VERN LN, BUFFALO, NY 14227-1332

Tax Assessment & Valuation

The 2026 property tax bill for 117 Vern Ln was $8,339, up 117.9% from the year before.

Source: Erie County and Cheektowaga Town assessment roll, as of May 19, 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
County Subdivision	Cheektowaga Town
Unified School District	Cheektowaga Central School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$8,339.00 (+117.9%)
2025	$3,827.00 (-43.27%)	$223,000 (-) Land $17,100 Building $205,900	$297,333 (+6.67%) Land $22,800 Building $274,533
2024	$6,746.00	$223,000 (-) Land $17,100 Building $205,900	$278,750 (+13.75%) Land $21,375 Building $257,375
2023		$223,000 Land $17,100 Building $205,900	$245,055 Land $18,791 Building $226,264

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 117 Vern Ln in Zone X, an area of minimal flood risk, though there have been 4 flood claims nearby since 1979.

Source: FEMA National Flood Hazard Layer, effective November 20, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it
Nearby Flood Claims	4 (1979–1980)
Claims Outside the SFHA	2 of 4
Most Recent Claim	Aug 1980 · rainfall accumulation

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Wildfire risk around 117 Vern Ln is low, with less than a 0.01% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Low lower than 97% of the US · lower than 96% of New York
Wildfire Likelihood	Under 0.01% annual chance
Exposure	None beyond ember reach

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	ECWA DIRECT public/private · serves 313,380 people · EPA ID NY1400443
Water Source	Surface water
Last State Inspection	Nov 2025
Lead	6 ppb (2025) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	None last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 476 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Greenlight Networks Fiber	8,000 / 8,000
Spectrum Cable	1,000 / 35
T-Mobile Fixed Wireless	100 / 20

May also be available: Verizon.

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