Erie County and Buffalo City property record for 27 Garner Ave, Buffalo, NY 14213
| Property Type | Duplex |
|---|---|
| Details | 4 bd · 2 ba · 1,848 sqft · built 1852 |
| Lot Size | 0.087 acres (3,780 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $270,000 (Nov 2023) |
| Tax Bill | $895 (2026) |
| Deeds & Mortgages | Nov 2023 Sale & Mortgage Apr 2019 Sale |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 88.74-4-5 |
| Primary APN | 140200 88.74-4-5 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 2 Stories |
| Building Area | 1,848 sqft Total Area |
| 1st Floor Area | 924 sqft |
| 2nd Floor Area | 924 sqft |
| Year Built | Built 1852 |
|---|---|
| Effective Year Built | Effective 1852 |
| Architectural Style | Traditional |
| Exterior Material | Wood |
| Lot Area | 3,780 sqft (0.087 acres) |
| Lot Dimensions | 140 ft deep x 27 ft wide |
| Porch | Slab |
| Porch Area | 254 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 04484500 |
|---|---|
| Street Address | 27 GARNER AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14213-1131 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Local Zoning Code | N-2R |
| Legal Description | 216. E DEWITT |
| Legal Subdivision | STEVENS SURVEY |
| Legal Block | 4 |
| Legal Lot Number | 5.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 4 |
| Census Block | 4001 |
| Census Tract | 17100 |
27 Garner Ave, a duplex, is owned and occupied by two individuals who bought it in November 2023.
Source: Erie County and Buffalo City records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 27 GARNER AVE, BUFFALO, NY 14213-1131 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Tenants by the Entirety |
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 2, 2023 | Warranty Deed, Transfer · Conventional Mortgage COMMUNITY BANK NA |
| Apr 11, 2019 | Warranty Deed, Transfer FIRST AMERICAN TITLE INS CO |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Nov 2, 2023 · Amount on File |
| Deed Sale | Nov 2, 2023 · Amount on File |
| Prior Sale | Apr 11, 2019 · Amount on File |
| Deed Document Number | 20232023189849 |
| Deed Book / Page | 11424 / 179 |
| Prior Transfer Date | Jan 19, 2005 |
| Prior Transfer Doc | 0110900598 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Nov 2, 2023 |
| Property Address | 27 GARNER AVE, BUFFALO, NY 14213-1131 |
| Document Number | 0114240179 |
| Book / Page | 11424 / 179 |
| Instrument Date | Oct 19, 2023 |
| Instrument | 2023189849 |
| Transaction Type | Transfer |
| Record Updated | Dec 22, 2023 |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,080.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 27 GARNER AVE, BUFFALO, NY 14213-1131 |
| Name | Verified Name |
|---|---|
| Address | 111 MONTROSE AVE, BUFFALO, NY 14214-1248 |
| Document Number | 0141092940 |
|---|---|
| Date | Nov 2, 2023 |
| Book Page | 14109/2940 |
| Instrument | 2023189850 |
| Name | COMMUNITY BANK NA |
|---|---|
| Type | Bank |
| Address | OLEAN, NY 14760 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Nov 1, 2053 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Apr 11, 2019 |
| Property Address | 27 GARNER AVE, BUFFALO, NY 14213-1131 |
| Document Number | 0113431568 |
| Book / Page | 11343 / 1568 |
| Map Reference | LB 264 PG 549 |
| Instrument Date | Apr 9, 2019 |
| Instrument | 2019070749 |
| Transaction Type | Transfer |
| Record Updated | Apr 14, 2022 |
| Title Company | FIRST AMERICAN TITLE INS CO |
| Amount | Amount on Record |
|---|---|
| Tax | $1,935.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 142 FOREST AVE, 142, BUFFALO, NY 14213-1039 |
| Name | Verified Name |
|---|---|
| Address | 27 GARNER AVE, BUFFALO, NY 14213-1131 |
The 2026 property tax bill for 27 Garner Ave was $895, down 61.2% from the year before.
Source: Erie County and Buffalo City assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| Municipality | Buffalo City |
| Unified School District | Buffalo City School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $895.00 (-61.24%) | ||
| 2025 | $2,309.00 (+46.6%) | $271,000 (+179.38%) Land $27,000 Building $244,000 | $271,000 (+71.82%) Land $27,000 Building $244,000 |
| 2024 | $1,575.00 (+212.5%) | $97,000 (-) Land $5,300 Building $91,700 | $157,724 (+13.82%) Land $8,618 Building $149,106 |
| 2023 | $504.00 | $97,000 (-) Land $5,300 Building $91,700 | $138,571 (+11.39%) Land $7,571 Building $131,000 |
| 2022 | $97,000 Land $5,300 Building $91,700 | $124,400 Land $6,797 Building $117,603 |
Assessed value is set for property tax purposes, not a market price estimate; it is a fraction of this property's market value.
FEMA maps place 27 Garner Ave in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective November 20, 2024
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
The area around 27 Garner Ave has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within 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 | BUFFALO WATER AUTHORITY serves 276,000 people · EPA ID NY1400422 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Jul 2023 |
| Lead | 3 ppb (2026) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | 2 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 1,062 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Greenlight Networks Fiber | 8,000 / 8,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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