Erie County and West Seneca Town property record for 18 Joann Dr, Buffalo, NY 14224
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 1.5 ba · 1,220 sqft · built 1967 |
| Lot Size | 0.217 acres (9,450 sqft) |
| Owner | 2 Individual Names on Record |
| Last Sale | $345,000 (Mar 2026) |
| Tax Bill | $5,490 (2026) |
| Deeds & Mortgages | Mar 2026 Sale & Mortgage Sep 2023 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 24-659-215 |
| Primary APN | 24-659-215 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 6 Rooms |
| Stories | 1 Story |
| Building Area | 1,220 sqft Living Area |
| 1st Floor Area | 1,220 sqft |
| Year Built | Built 1967 |
|---|---|
| Effective Year Built | Effective 1970 |
| Architectural Style | Ranch |
| Exterior Material | Brick |
| Lot Area | 9,450 sqft (0.217 acres) |
| Lot Dimensions | 135 ft deep x 70 ft wide |
| Garage Type | Attached |
| Garage Area | 308 sqft |
| Parking Spaces | 1 Parking Space |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 24-659-215 |
|---|---|
| Street Address | 18 JOANN DR |
| City | BUFFALO |
| State | NY |
| Zip | 14224-3222 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | 07 - MIXED |
| Legal Description | MC-2191 SL-41 (FL-231) QUEENS HGTS S/D 70 X 135.00 |
| Legal Subdivision | EVENEZER LANDS |
| Legal Block | 3 |
| Legal Lot Number | 80.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | WEST SENECA |
| Census Block Group | 3 |
| Census Block | 3004 |
| Census Tract | 11800 |
Source: Erie County and West Seneca Town records, as of October 20, 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | 2 Individual Names on Record |
|---|---|
| Mailing Address | 18 JOANN DR, BUFFALO, NY 14224-3222 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Joint Tenants with Right of Survivorship |
| Date | Document |
|---|---|
| Mar 25, 2026 | Warranty Deed, Transfer · Conventional Mortgage CROSSCOUNTRY MORTGAGE LLC |
| Sep 1, 2023 | Intrafamily Transfer, Transfer |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Mar 25, 2026 · Amount on Record |
| Deed Sale | Mar 25, 2026 · Amount on Record |
| Prior Sale | May 1, 1996 · Amount on Record |
| Deed Document Number | 202655725 |
| Deed Book / Page | 11458 / 8175 |
| Prior Transfer Date | Aug 25, 2023 |
| Prior Transfer Doc | 0114214268 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Mar 25, 2026 |
| Property Address | 18 JOANN DR, BUFFALO, NY 14224-3222 |
| Document Number | 0114588175 |
| Book / Page | 11458 / 8175 |
| Map Reference | MB 2191 |
| Instrument Date | Mar 18, 2026 |
| Instrument | 2026055725 |
| Transaction Type | Transfer |
| Record Updated | May 8, 2026 |
| Title Company | FIRST AMERICAN TITLE, FIRST AMERICAN MORTGAGE SLN |
| Amount | Amount Recorded |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,380.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 8851 US HWY #19N 2219N22, 19N, PINELLAS PARK, FL 33782 |
| Name | Verified Name |
|---|---|
| Relationship | Joint Tenants with Right of Survivorship |
| Address | 18 JOANN DR, BUFFALO, NY 14224-3222 |
| Document Number | 0141939236 |
|---|---|
| Date | Mar 25, 2026 |
| Instrument | 14193/9236 |
| Name | CROSSCOUNTRY MORTGAGE LLC |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount Recorded |
| Term | 361 Months |
| Due | Apr 1, 2056 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Sep 1, 2023 |
| Property Address | 18 JOANN DR, BUFFALO, NY 14224-3222 |
| Document Number | 0114214268 |
| Book / Page | 11421 / 4268 |
| Instrument Date | Aug 25, 2023 |
| Instrument | 2023152107 |
| Transaction Type | Transfer |
| Record Updated | Oct 20, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | No Consideration Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 18 JOANN DR, WEST SENECA, NY 14224-3222 |
| Name | Verified Name |
|---|---|
| Address | 891 RICHMOND AVE, BUFFALO, NY 14222-1117 |
Source: Erie County and West Seneca Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | West Seneca Town |
| Unified School District | West Seneca Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $5,490.00 (+91.96%) | ||
| 2025 | $2,860.00 (-46.87%) | $54,800 (-) Land $9,800 Building $45,000 | $228,300 (+4.15%) Land $40,827 Building $187,473 |
| 2024 | $5,383.00 (+18.41%) | $54,800 (-) Land $9,800 Building $45,000 | $219,200 (+4%) Land $39,200 Building $180,000 |
| 2023 | $54,800 (-) Land $9,800 Building $45,000 | $210,769 (+15.36%) Land $37,692 Building $173,077 | |
| 2022 | $54,800 Land $9,800 Building $45,000 | $182,700 Land $32,673 Building $150,027 | |
| 2019 | $4,546.00 |
Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.
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 | 3 (1984) |
| Claims Outside the SFHA | 3 of 3 |
| Most Recent Claim | Jun 1984 · tidal / storm surge |
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.
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.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | ECWA WEST SENECA serves 23,557 people · EPA ID NY1404543 |
|---|---|
| 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 212 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Verizon Fiber | 980 / 880 |
| T-Mobile Fixed Wireless | 100 / 20 |
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