Erie County and Amherst Town property record for 28 Willow Ln, Buffalo, NY 14228
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,611 sqft · built 1967 |
| Lot Size | 0.4 acres (17,400 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $115,500 (Dec 1998) |
| Tax Bill | $6,134 (2025) |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 40.15-10-8 |
| Primary APN | 142289 40.15-10-8 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 7 Rooms |
| Stories | 1 Story |
| Building Area | 1,611 sqft Living Area |
| 1st Floor Area | 1,299 sqft |
| Basement Area | 312 sqft |
| Finished Basement | 312 sqft |
| Year Built | Built 1967 |
|---|---|
| Effective Year Built | Effective 1967 |
| Architectural Style | Split Level |
| Exterior Material | Composition/Composite |
| Lot Area | 17,400 sqft (0.4 acres) |
| Lot Dimensions | 173 ft deep x 100 ft wide |
| Garage Type | Attached |
| Garage Area | 546 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 288 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Hot Water |
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 28 WILLOW LN |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14228-3430 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2235 67 87 12 7 THE WILLOWS |
| Legal Block | 10 |
| Legal Lot Number | 8.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1006 |
| Census Tract | 9116 |
Source: Erie County and Amherst Town assessment roll, 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 | 2 Individual Names on File |
|---|---|
| Mailing Address | 28 WILLOW LN, BUFFALO, NY 14228-3430 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Deed Names | 2 Verified Names on Deed |
|---|---|
| Last Sale | Dec 15, 1998 · Amount on Record |
| Deed Sale | Dec 15, 1998 · Amount on Record |
| Deed Book / Page | 10943 / 8429 |
| Last Transfer Date | Mar 9, 2005 |
| Transfer Doc | 0000000592 |
| Record Updated | Jun 8, 2026 |
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 | Sweet Home Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2025 | $6,134.00 (-18.96%) | $318,000 (-) Land $67,000 Building $251,000 | $321,200 (+1.01%) Land $67,674 Building $253,526 |
| 2024 | $7,569.00 (+69.33%) Homeowner's exemption | $318,000 (+79.66%) Land $67,000 Building $251,000 | $318,000 (+11.39%) Land $67,000 Building $251,000 |
| 2023 | $177,000 Land $29,600 Building $147,400 | $285,484 Land $47,742 Building $237,742 | |
| 2019 | $4,470.00 |
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 moderate risk |
|---|---|
| 500-Year Floodplain | Yes 0.2% annual chance |
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Claims | 2 (1978–1981) |
| Most Recent Claim | Jul 1981 · 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.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within ember reach |
|---|
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 483 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 USA Fixed Wireless | 100 / 20 |
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