Erie County and Clarence Town property record for 20 Heathrow Ct, Buffalo, NY 14221
| Property Type | Condominium Development |
|---|---|
| Details | 2 bd · 2 ba · 1,598 sqft · built 1992 |
| Lot Size | 0.08 acres (3,485 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $6,785 (2026) |
| Deeds & Mortgages | Feb 2021 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 143200 57.11-1-20 |
| Primary APN | 143200 57.11-1-20 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,598 sqft Total Area |
| 1st Floor Area | 1,598 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1992 |
|---|---|
| Effective Year Built | Effective 1992 |
| Architectural Style | Ranch |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 3,485 sqft (0.08 acres) |
| Lot Dimensions | 75 ft deep x 46.1 ft wide |
| Garage Type | Attached |
| Garage Area | 420 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 160 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 018 0009000 |
|---|---|
| Street Address | 20 HEATHROW CT |
| City | BUFFALO |
| State | NY |
| Zip | 14221-2866 |
| Property Category | Residential |
| Property Type | Residential > Condominium / Townhouse > Condominium Development |
| Legal Description | 701.84 FT E OF C/L HARRIS HILL RD |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 1 |
| Legal Lot Number | 20.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | CLARENCE |
| Census Block Group | 1 |
| Census Block | 1011 |
| Census Tract | 14603 |
20 Heathrow Ct, a condominium development, is owner-occupied and held in a trust since January 2021.
Source: Erie County and Clarence Town records, as of October 20, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 20 HEATHROW CT, BUFFALO, NY 14221-2866 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Irrevocable Trust |
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 |
|---|---|
| Last Transfer Date | Jan 12, 2021 |
| Transfer Doc | 0113739301 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Feb 4, 2021 |
| Property Address | 20 HEATHROW CT, BUFFALO, NY 14221-2866 |
| Document Number | 0113739301 |
| Book / Page | 11373 / 9301 |
| Instrument Date | Jan 12, 2021 |
| Instrument | 2021021434 |
| Transaction Type | Transfer |
| Record Updated | Jun 7, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 20 HEATHROW CT, 20, WILLIAMSVILLE, NY 14221-2866 |
| Name | Verified Name |
|---|---|
| Relationship | Irrevocable Trust |
| Address | 61 LANCASTER AVE, BUFFALO, NY 14222-1401 |
| Investor | Possibly a Property Investor |
The 2026 property tax bill for 20 Heathrow Ct was $6,785 with exemptions applied, down 40.1% from the year before.
Source: Erie County and Clarence Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | Clarence Town |
| Unified School District | Williamsville Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $6,785.00 (-40.06%) Homeowner's exemption Senior Citizen's exemption Veteran's exemption | ||
| 2025 | $11,320.00 (+68.18%) | $390,000 (-) Land $75,000 Building $315,000 | $390,000 (-) Land $75,000 Building $315,000 |
| 2024 | $6,731.00 Homeowner's exemption Senior Citizen's exemption Veteran's exemption | $390,000 (+21.88%) Land $75,000 Building $315,000 | $390,000 (-2.5%) Land $75,000 Building $315,000 |
| 2023 | Homeowner's exemption Senior Citizen's exemption Veteran's exemption | $320,000 Land $75,000 Building $245,000 | $400,000 Land $93,750 Building $306,250 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 20 Heathrow 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 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| 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 |
| Nearby Flood Policies | 1 in force |
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 20 Heathrow Ct 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 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 DIRECT public/private · serves 313,380 people · EPA ID NY1400443 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Nov 2025 |
| Lead | 6 ppb (2025) 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 277 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 50 |
| Verizon Fiber · Fixed Wireless in parts of the area | 980 / 880 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: Greenlight Networks.
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