Erie County and Amherst Town property record for 263 Ranch Trl, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,808 sqft · built 1972 |
| Lot Size | 0.221 acres (9,600 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $110,000 (Apr 1997) |
| Tax Bill | $7,596 (2026) |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 55.12-8-40 |
| Primary APN | 142289 55.12-8-40 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 1,808 sqft Living Area |
| 1st Floor Area | 1,025 sqft |
| 2nd Floor Area | 783 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1972 |
|---|---|
| Effective Year Built | Effective 1972 |
| Architectural Style | Colonial |
| Exterior Material | Composition/Composite |
| Lot Area | 9,600 sqft (0.221 acres) |
| Lot Dimensions | 127 ft deep x 75 ft wide |
| Garage Type | Attached |
| Garage Area | 340 sqft |
| Parking Spaces | 1 Parking Space |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 263 RANCH TRL |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-2339 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2222 78 RANCH TRAIL FARMS PT II 55 12 7 |
| Legal Block | 8 |
| Legal Lot Number | 40.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1002 |
| Census Tract | 9114 |
263 Ranch Trl is owned and occupied by two individuals who bought it in April 1997.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 263 RANCH TRL, BUFFALO, NY 14221-2339 |
| 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.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Apr 30, 1997 · Amount on File |
| Deed Sale | Apr 30, 1997 · Amount on File |
| Deed Book / Page | 10915 / 6314 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 263 Ranch Trl was $7,596 with a homeowner's exemption, down 0.9% 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 | $7,596.00 (-0.87%) Homeowner's exemption | ||
| 2025 | $7,663.00 (+3.74%) | $360,000 (-) Land $64,000 Building $296,000 | $363,600 (+1%) Land $64,640 Building $298,960 |
| 2024 | $7,387.00 Homeowner's exemption | $360,000 (+75.61%) Land $64,000 Building $296,000 | $360,000 (+8.88%) Land $64,000 Building $296,000 |
| 2023 | $205,000 Land $35,300 Building $169,700 | $330,645 Land $56,935 Building $273,710 | |
| 2019 | $5,682.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 263 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 263 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 | 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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