Erie County and Amherst Town property record for 164 Ranch Trl, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 2,120 sqft · built 1967 |
| Lot Size | 0.239 acres (10,400 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $8,683 (2026) |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 55.16-7-6 |
| Primary APN | 142289 55.16-7-6 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 2,120 sqft Living Area |
| 1st Floor Area | 1,092 sqft |
| 2nd Floor Area | 1,028 sqft |
| Game Room | Game Room |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1967 |
|---|---|
| Effective Year Built | Effective 1967 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 10,400 sqft (0.239 acres) |
| Lot Dimensions | 130 ft deep x 80 ft wide |
| Garage Type | Attached |
| Garage Area | 520 sqft |
| Parking Spaces | 2 Parking Spaces |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 164 RANCH TRL |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-2439 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2222 41 PER REQUEST 80 X 130 |
| Legal Block | 7 |
| Legal Lot Number | 6.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 3 |
| Census Block | 3006 |
| Census Tract | 9114 |
164 Ranch Trl is owned and occupied by two individuals.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 164 RANCH TRL, BUFFALO, NY 14221-2439 |
| 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.
| Deed Names | 2 Names on Deed |
|---|---|
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 164 Ranch Trl was $8,683 with exemptions applied, down 0.9% from the year before.
Source: Erie County and Amherst Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | Amherst Town |
| Unified School District | Williamsville Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $8,683.00 (-0.91%) Homeowner's exemption Senior Citizen's exemption | ||
| 2025 | $8,763.00 (+3.93%) | $410,000 (-) Land $65,000 Building $345,000 | $414,100 (+1%) Land $65,650 Building $348,450 |
| 2024 | $8,432.00 Homeowner's exemption Senior Citizen's exemption | $410,000 (+78.26%) Land $65,000 Building $345,000 | $410,000 (+10.52%) Land $65,000 Building $345,000 |
| 2023 | $230,000 Land $37,000 Building $193,000 | $370,968 Land $59,677 Building $311,291 | |
| 2019 | $5,771.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 164 Ranch Trl in Zone X, an area of moderate flood risk, though there have been 6 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 moderate risk |
|---|---|
| 500-Year Floodplain | Yes 0.2% annual chance |
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 8 (10% premium discount) |
| Nearby Flood Policies | 2 in force |
| Nearby Flood Claims | 6 (1979–1985) |
| Most Recent Claim | Feb 1985 · river or lake flooding |
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 risk around 164 Ranch Trl 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 99.1% of the US · lower than 99.2% of New York |
|---|---|
| Wildfire Likelihood | Under 0.01% annual chance |
| Exposure | Direct burnable vegetation |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | ECWA AMHERST serves 92,697 people · EPA ID NY1400399 |
|---|---|
| Water Source | Purchased surface water from ECWA DIRECT |
| Last State Inspection | Nov 2025 |
| Lead | 10 ppb (2020–2022) action level 15 ppb |
| 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.
Source: FCC Broadband Data Collection, based on 457 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Verizon Fiber · Fixed Wireless in parts of the area | 980 / 880 |
| T-Mobile Fixed Wireless | 100 / 20 |
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