Erie County and Amherst Town property record for 188 Ranch Trl, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 5 bd · 2.5 ba · 2,268 sqft · built 1968 |
| Lot Size | 0.203 acres (8,840 sqft) |
| Owner | Individual Name on File |
| Last Sale | $272,500 (Dec 2018) |
| Tax Bill | $8,972 (2026) |
| Deeds & Mortgages | Nov 2021 Mortgage Dec 2018 Sale |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 55.16-7-2 |
| Primary APN | 142289 55.16-7-2 |
|---|---|
| Alternative APN |
|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 9 Rooms |
| Stories | 2 Stories |
| Building Area | 2,268 sqft Living Area |
| 1st Floor Area | 1,120 sqft |
| 2nd Floor Area | 1,148 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1968 |
|---|---|
| Effective Year Built | Effective 1968 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 8,840 sqft (0.203 acres) |
| Lot Dimensions | 130 ft deep x 68 ft wide |
| Garage Type | Attached |
| Garage Area | 390 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Slab |
| Porch Area | 216 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 188 RANCH TRL |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-2439 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2222 45 |
| Legal Subdivision | THE HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 7 |
| Legal Lot Number | 2.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 3 |
| Census Block | 3006 |
| Census Tract | 9114 |
188 Ranch Trl is owned and occupied by an individual who bought it in December 2018.
Source: Erie County and Amherst Town records, as of October 21, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 188 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.
| Date | Document |
|---|---|
| Nov 22, 2021 | Deed of Trust, Mortgage · Conventional Mortgage METRO CITY BANK |
| Dec 17, 2018 | Warranty Deed, Transfer ATTORNEY ONLY |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Dec 17, 2018 · Amount on File |
| Deed Sale | Dec 17, 2018 · Amount on File |
| Deed Document Number | 2018250829 |
| Deed Book / Page | 11338 / 7193 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 188 RANCH TRL, WILLIAMSVILLE, NY 14221-2439 |
| Transaction Type | Mortgage |
| Record Updated | Dec 30, 2021 |
| Title Company | FIRST AMERICAN TITLE, FIRST AMERICAN TITLE INS CO |
| Name | Verified Name |
|---|---|
| Address | 188 RANCH TRL, AMHERST, NY 14221-2439 |
| Document Number | 0140270899 |
|---|---|
| Date | Nov 22, 2021 |
| Book Page | 14027/899 |
| Instrument | 2021233731 |
| Name | METRO CITY BANK |
|---|---|
| Type | Bank |
| Address | ATLANTA, GA 30340 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Nov 1, 2051 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Dec 17, 2018 |
| Property Address | 188 RANCH TRL, WILLIAMSVILLE, NY 14221-2439 |
| Document Number | 0113387193 |
| Book / Page | 011338 / 007193 |
| Instrument Date | Dec 15, 2018 |
| Transaction Type | Transfer |
| Record Updated | Jan 7, 2019 |
| Title Company | ATTORNEY ONLY |
| Amount | Amount on Record |
|---|---|
| Tax | $272.50 |
| Amount Accuracy | Confirmed |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 67 BREEZEWOOD DR ORCHARD PARK NY 141274863, ORCHARD PARK, NY 14127-4863 |
The 2026 property tax bill for 188 Ranch Trl was $8,972, up 94.9% 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 | $8,972.00 (+94.92%) | ||
| 2025 | $4,603.00 (-50.51%) | $412,000 (-) Land $62,000 Building $350,000 | $416,200 (+1.02%) Land $62,632 Building $353,568 |
| 2024 | $9,301.00 | $412,000 (+75.32%) Land $62,000 Building $350,000 | $412,000 (+8.7%) Land $62,000 Building $350,000 |
| 2023 | $235,000 Land $33,600 Building $201,400 | $379,032 Land $54,194 Building $324,838 | |
| 2019 | $6,986.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 188 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 188 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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