Erie County and West Seneca Town property record for 25 Winspear Rd, Buffalo, NY 14224
| Property Type | Duplex |
|---|---|
| Details | 4 bd · 3 ba · 2,404 sqft · built 1988 |
| Lot Size | 0.907 acres (39,420 sqft) |
| Owner | Individual Name on Record |
| Tax Bill | $4,886 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 26-089-000 |
| Primary APN | 26-089-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 3 Baths |
| Stories | 2 Stories |
| Building Area | 2,404 sqft Total Area |
| 1st Floor Area | 1,172 sqft |
| 2nd Floor Area | 1,232 sqft |
| Year Built | Built 1988 |
|---|---|
| Effective Year Built | Effective 1989 |
| Architectural Style | Other |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 39,420 sqft (0.907 acres) |
| Lot Dimensions | 146 ft deep x 269 ft wide |
| Garage Type | Attached |
| Garage Area | 484 sqft |
| Parking Spaces | 2 Parking Spaces |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 26-089-000 |
|---|---|
| Street Address | 25 WINSPEAR RD |
| City | BUFFALO |
| State | NY |
| Zip | 14224-3711 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Local Zoning Code | 05 - COMME |
| Legal Description | PART OF FL'-311 CORNER LOT 269.5 X 146.00 IRR. |
| Legal Block | 3 |
| Legal Lot Number | 2.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | WEST SENECA |
| Census Block Group | 2 |
| Census Block | 2005 |
| Census Tract | 17302 |
Source: Erie County and West Seneca Town records, as of May 19, 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | Individual Name on Record |
|---|---|
| Mailing Address | 11646 PARKER RD, EAST AURORA, NY 14052-9543 |
| Owner Type | Individual |
| Deed Names | Name on Deed |
|---|---|
| Record Updated | Jun 8, 2026 |
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 |
|---|---|---|---|
| 2025 | $4,886.00 (-46.94%) | $93,200 (-) Land $7,700 Building $85,500 | $388,300 (+4.16%) Land $32,081 Building $356,219 |
| 2024 | $9,209.00 (+3.96%) | $93,200 (-) Land $7,700 Building $85,500 | $372,800 (+4%) Land $30,800 Building $342,000 |
| 2023 | $93,200 Land $7,700 Building $85,500 | $358,462 Land $29,615 Building $328,847 | |
| 2019 | $8,858.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
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.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 95% of the US · lower than 94% of New York |
|---|---|
| Wildfire Likelihood | 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 157 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 |
Search by:
By searching, you agree to: Terms • Privacy • Disclosures