Erie County and Amherst Town property record for 209 Ranch Trl, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 2,012 sqft · built 1966 |
| Lot Size | 0.206 acres (8,960 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $420,000 (Jun 2025) |
| Tax Bill | $7,659 (2026) |
| Deeds & Mortgages | Jun 2025 Sale & Mortgage Aug 2020 Line of Credit |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 55.12-8-31 |
| Primary APN | 142289 55.12-8-31 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 2,012 sqft Living Area |
| 1st Floor Area | 1,584 sqft |
| Basement Area | 428 sqft |
| Finished Basement | 428 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1966 |
|---|---|
| Effective Year Built | Effective 1966 |
| Architectural Style | Split Level |
| Exterior Material | Wood |
| Lot Area | 8,960 sqft (0.206 acres) |
| Lot Dimensions | 127 ft deep x 70 ft wide |
| Garage Type | Attached |
| Garage Area | 420 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 209 RANCH TRL |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-2339 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2222 87 55 12 7 |
| Legal Subdivision | THE HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 8 |
| Legal Lot Number | 31.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1002 |
| Census Tract | 9114 |
209 Ranch Trl is owned by two individuals who bought it in June 2025.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 345 EVANS ST, E, BUFFALO, NY 14221-5654 |
| Owner Type | Individual |
| Vesting | Husband and Wife |
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 |
|---|---|
| Jun 9, 2025 | Warranty Deed, Transfer · Conventional Mortgage M & T BANK |
| Aug 28, 2020 | Deed of Trust, Mortgage · Line of Credit CITIZENS BANK NA |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jun 9, 2025 · Amount on File |
| Deed Sale | Jun 9, 2025 · Amount on File |
| Prior Sale | Aug 7, 1998 · Amount on File |
| Deed Document Number | 2025103802 |
| Deed Book / Page | 11446 / 5454 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jun 9, 2025 |
| Property Address | 209 RANCH TRL, BUFFALO, NY 14221-2339 |
| Document Number | 0114465454 |
| Book / Page | 11446 / 5454 |
| Instrument Date | May 27, 2025 |
| Instrument | 2025103802 |
| Transaction Type | Transfer |
| Record Updated | Apr 13, 2026 |
| Title Company | CHICAGO TITLE COMPANY, CHICAGO TITLE INSURANCE CO |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,680.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 209 RANCH TRL, AMHERST, NY 14221-2339 |
| Name | Verified Name |
|---|---|
| Address | 345 EVANS ST APT E, E, AMHERST, NY 14221-5654 |
| Document Number | 0141634780 |
|---|---|
| Date | Jun 9, 2025 |
| Instrument | 14163/4780 |
| Name | M & T BANK |
|---|---|
| Type | Bank |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Jul 1, 2055 |
| Rate Type | Adjustable Rate |
|---|---|
| Rate | 5.75% |
| Type Change Date | Jul 1, 2032 |
| Change Frequency | 6 Months |
| Min Rate At Change | 3% |
| Max Rate At Change | 10.7% |
| Index | SOFR Average 30-Day |
| Margin | 3 |
| Max Rate | 10.7% |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 209 RANCH TRL, WILLIAMSVILLE, NY 14221-2339 |
| Transaction Type | Mortgage |
| Record Updated | Apr 14, 2022 |
| Name | Verified Name |
|---|---|
| Address | 209 RANCH TRL, WILLIAMSVILLE, NY 14221-2339 |
| Document Number | 0139531505 |
|---|---|
| Date | Aug 28, 2020 |
| Book Page | 13953/1505 |
| Instrument | 2020142887 |
| Name | CITIZENS BANK NA |
|---|---|
| Type | Bank |
| Address | PROVIDENCE, RI 02903 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 300 Months |
| Due | Aug 4, 2045 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
The 2026 property tax bill for 209 Ranch Trl was $7,659, up 126.1% 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 | $7,659.00 (+126.13%) | ||
| 2025 | $3,387.00 (-53.93%) | $357,000 (-) Land $62,000 Building $295,000 | $360,600 (+1.01%) Land $62,625 Building $297,975 |
| 2024 | $7,352.00 | $357,000 (+74.15%) Land $62,000 Building $295,000 | $357,000 (+7.97%) Land $62,000 Building $295,000 |
| 2023 | $205,000 Land $34,100 Building $170,900 | $330,645 Land $55,000 Building $275,645 | |
| 2019 | $5,766.00 |
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.
FEMA maps place 209 Ranch Trl in Zone X, an area of moderate flood risk, though there have been 64 flood claims nearby since 1978.
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 |
| Nearby Flood Claims | 64 (1978–1989) |
| Claims Outside the SFHA | 2 of 64 |
| Most Recent Claim | Jun 1989 · rainfall accumulation |
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 209 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 98% of the US · lower than 97.9% 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 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 465 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable · Fiber in parts of the area | 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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