Erie County and Lancaster Town property record for 17 Farmview Ct, Lancaster, NY 14086
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 2,715 sqft · built 2000 |
| Lot Size | 0.23 acres (10,019 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $347,000 (Jan 2020) |
| Tax Bill | $10,005 (2026) |
| Deeds & Mortgages | Mar 2019 Line of Credit Jan 2020 Sale & Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 145289 127.07-2-66 |
| Primary APN | 145289 127.07-2-66 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 2,715 sqft Living Area |
| 1st Floor Area | 1,411 sqft |
| 2nd Floor Area | 1,304 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 2000 |
|---|---|
| Effective Year Built | Effective 2000 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 10,019 sqft (0.23 acres) |
| Lot Dimensions | 135 ft deep x 75 ft wide |
| Garage Type | Attached |
| Garage Area | 572 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 17 FARMVIEW CT |
|---|---|
| City | LANCASTER |
| State | NY |
| Zip | 14086-9466 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | AR |
| Legal Description | SM#79 2000 SC R MC3007 SL 19 |
| Legal Subdivision | BUFFALO CREEK RESERVATION |
| Legal Block | 2 |
| Legal Lot Number | 66.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | LANCASTER |
| Census Block Group | 2 |
| Census Block | 2013 |
| Census Tract | 14206 |
17 Farmview Ct is owned and occupied by two individuals who bought it in January 2020.
Source: Erie County and Lancaster Town records, as of October 20, 2026
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 17 FARMVIEW CT, LANCASTER, NY 14086-9466 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Husband and Wife |
| Date | Document |
|---|---|
| Mar 18, 2019 | Deed of Trust, Mortgage · Line of Credit MANUFACTURERS & TRADERS TRUST CO |
| Jan 28, 2020 | Warranty Deed, Transfer · Conventional Mortgage HSBC BANK USA |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jan 28, 2020 · Amount on File |
| Deed Sale | Jan 28, 2020 · Amount on File |
| Prior Sale | Jul 6, 2000 · Amount on File |
| Deed Document Number | 20202020021391 |
| Deed Book / Page | 11356 / 2061 |
| Prior Transfer Date | Jun 23, 2011 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 17 FARMVIEW CT, LANCASTER, NY 14086-9466 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Title Company | AMERICAN TITLE INC |
| Name | Verified Name |
|---|
| Document Number | 0138901555 |
|---|---|
| Date | Mar 18, 2019 |
| Book Page | 13890/1555 |
| Instrument | 2019051450 |
| Name | MANUFACTURERS & TRADERS TRUST CO |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14203 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jan 28, 2020 |
| Property Address | 17 FARMVIEW CT, LANCASTER, NY 14086-9466 |
| Document Number | 0113562061 |
| Book / Page | 11356 / 2061 |
| Instrument Date | Jan 9, 2020 |
| Instrument | 2020021391 |
| Transaction Type | Transfer |
| Record Updated | Apr 14, 2022 |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,388.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 17 FARMVIEW CT, 17, LANCASTER, NY 14086-9466 |
| Name | Verified Name |
|---|---|
| Address | 17 FARMVIEW CT, LANCASTER, NY 14086-9466 |
| Document Number | 2020021392 |
|---|---|
| Date | Jan 28, 2020 |
| Instrument | 2020021392 |
| Name | HSBC BANK USA |
|---|---|
| Type | Bank |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Feb 1, 2050 |
The 2026 property tax bill for 17 Farmview Ct was $10,005, up 116.5% from the year before.
Source: Erie County and Lancaster Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | Lancaster Town |
| Unified School District | Lancaster Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $10,005.00 (+116.51%) | ||
| 2025 | $4,621.00 (-52.02%) | $355,000 (-) Land $70,000 Building $285,000 | $554,688 (+12.49%) Land $109,375 Building $445,313 |
| 2024 | $9,631.00 | $355,000 (-) Land $70,000 Building $285,000 | $493,100 (+4.18%) Land $97,231 Building $395,869 |
| 2023 | $355,000 Land $70,000 Building $285,000 | $473,300 Land $93,327 Building $379,973 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 17 Farmview Ct in Zone X, an area of minimal flood risk, within 500 ft of a high-risk flood zone.
Source: FEMA National Flood Hazard Layer, effective November 20, 2024
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Nearest Special Flood Hazard Area | Zone AE, within 500 ft |
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
Wildfire risk around 17 Farmview Ct is low, with a 0.02% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 80% of the US · above 54% of New York |
|---|---|
| Wildfire Likelihood | 0.02% 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 LANCASTER serves 29,018 people · EPA ID NY1400421 |
|---|---|
| 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 63 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 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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