176 Ranch Trl, Buffalo, NY 14221 Property Records

Erie County and Amherst Town property record for 176 Ranch Trl, Buffalo, NY 14221

Property Summary

Property Type	Single Family Home
Details	4 bd · 2 ba · 2,231 sqft · built 1970
Lot Size	0.209 acres (9,100 sqft)
Owner	Trust Name on File
Tax Bill	$7,450 (2026)
Deeds & Mortgages	Jan 2023 Transfer
Flood Zone	Zone X (moderate risk)
APN	`142289 55.16-7-4`

Property Details

APN / Parcel Number

Primary APN	`142289 55.16-7-4`
Alternative APN	`22890551600007004000`

Interior

Bedrooms	4 Beds
Full Baths	2 Baths
Stories	1 Story
Building Area	2,231 sqft Living Area
1st Floor Area	1,719 sqft
Basement Area	512 sqft
Finished Basement	512 sqft
Game Room	Game Room
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1970
Effective Year Built	Effective 1970
Architectural Style	Split Level
Exterior Material	Aluminum/Vinyl
Lot Area	9,100 sqft (0.209 acres)
Lot Dimensions	130 ft deep x 70 ft wide
Garage Type	Basement
Porch	Porch
Porch Area	150 sqft

Utilities, Heating & Cooling

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

Location & Zoning

Street Address	176 RANCH TRL
City	BUFFALO
State	NY
Zip	14221-2439
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	2222 43
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	7
Legal Lot Number	4.000
Jurisdiction	ERIE NY
Township / Civil Division	AMHERST
Census Block Group	3
Census Block	3006
Census Tract	9114

Owner

176 Ranch Trl is owner-occupied and held in a trust since January 2023.

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

Owner of Record	Trust Name on File
Mailing Address	174 RANCH TRL, BUFFALO, NY 14221-2439
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Trust, Family Trust

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

Assessor's Deed Record

Deed Names	Name on Deed
Last Transfer Date	Jan 19, 2023
Transfer Doc	0114134504
Record Updated	Oct 29, 2026

January 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	ERIE NY
Recording Date	Jan 26, 2023
Property Address	176 RANCH TRL, WILLIAMSVILLE, NY 14221-2439
Document Number	0114134504
Book / Page	11413 / 4504
Instrument Date	Jan 19, 2023
Instrument	2023014854
Transaction Type	Transfer
Record Updated	Jun 7, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name
Address	176 RANCH TRL, WILLIAMSVILLE, NY 14221-2439

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Family Trust
Address	176 RANCH TRL, WILLIAMSVILLE, NY 14221-2439

Tax Assessment & Valuation

The 2026 property tax bill for 176 Ranch Trl was $7,450 with exemptions applied, down 36.5% from the year before.

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

Property Jurisdictions

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

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$7,450.00 (-36.48%) Homeowner's exemption Senior Citizen's exemption Veteran's exemption
2025	$11,729.00 (+63.81%)	$370,000 (-) Land $63,000 Building $307,000	$373,700 (+1%) Land $63,630 Building $310,070
2024	$7,160.00 Homeowner's exemption Senior Citizen's exemption Veteran's exemption	$370,000 (+64.44%) Land $63,000 Building $307,000	$370,000 (+1.96%) Land $63,000 Building $307,000
2023		$225,000 Land $34,500 Building $190,500	$362,903 Land $55,645 Building $307,258
2019	$5,232.00

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

Flood

FEMA maps place 176 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

Wildfire risk around 176 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.

Drinking Water

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

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 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