Erie County and Amherst Town property record for 34 Ranch Trl, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 1.5 ba · 2,114 sqft · built 1965 |
| Lot Size | 0.298 acres (12,960 sqft) |
| Owner | Trust Name on File |
| Tax Bill | $7,925 (2026) |
| Deeds & Mortgages | Jun 2022 Transfer Mar 2022 Line of Credit |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 55.16-10-13 |
| Primary APN | 142289 55.16-10-13 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 9 Rooms |
| Stories | 2 Stories |
| Building Area | 2,114 sqft Living Area |
| 1st Floor Area | 1,333 sqft |
| 2nd Floor Area | 781 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1965 |
|---|---|
| Effective Year Built | Effective 1965 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 12,960 sqft (0.298 acres) |
| Lot Dimensions | 179 ft deep x 72.2 ft wide |
| Garage Type | Attached |
| Garage Area | 400 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 160 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 34 RANCH TRL |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-2437 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2205 20 72 X 179 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 10 |
| Legal Lot Number | 13.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 3 |
| Census Block | 3007 |
| Census Tract | 9114 |
34 Ranch Trl is owner-occupied and held in a trust since May 2022.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | Trust Name on File |
|---|---|
| Mailing Address | 34 RANCH TRL, BUFFALO, NY 14221-2437 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Family Trust |
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, 2022 | Intrafamily Transfer, Transfer |
| Mar 14, 2022 | Deed of Trust, Mortgage · Line of Credit MANUFACTURERS & TRADERS TRUST CO |
| Deed Names | Name on Deed |
|---|---|
| Last Transfer Date | May 24, 2022 |
| Transfer Doc | 0114029839 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jun 9, 2022 |
| Property Address | 34 RANCH TRL, WILLIAMSVILLE, NY 14221-2437 |
| Document Number | 0114029839 |
| Book / Page | 11402 / 9839 |
| Instrument Date | May 24, 2022 |
| Instrument | 2022111013 |
| Transaction Type | Transfer |
| Record Updated | Jun 7, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 34 RANCH TRL, 34, WILLIAMSVILLE, NY 14221-2437 |
| Name | Verified Name |
|---|---|
| Relationship | Family Trust |
| Address | 34 RANCH TRL, WILLIAMSVILLE, NY 14221-2437 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 34 RANCH TRL, WILLIAMSVILLE, NY 14221-2437 |
| Transaction Type | Mortgage |
| Record Updated | May 17, 2022 |
| Title Company | PLACER TITLE COMPANY |
| Name | Verified Name |
|---|---|
| Address | 34 RANCH TRL, WILLIAMSVILLE, NY 14221-2437 |
| Document Number | 0140441242 |
|---|---|
| Date | Mar 14, 2022 |
| Book Page | 14044/1242 |
| Instrument | 2022050841 |
| Name | MANUFACTURERS & TRADERS TRUST CO |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14221 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
The 2026 property tax bill for 34 Ranch Trl was $7,925 with exemptions applied, down 2.9% 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 | $7,925.00 (-2.9%) Homeowner's exemption Senior Citizen's exemption | ||
| 2025 | $8,162.00 (+1.03%) | $380,000 (-) Land $69,000 Building $311,000 | $383,800 (+1%) Land $69,690 Building $314,110 |
| 2024 | $8,079.00 Homeowner's exemption Senior Citizen's exemption | $380,000 (+65.22%) Land $69,000 Building $311,000 | $380,000 (+2.43%) Land $69,000 Building $311,000 |
| 2023 | $230,000 Land $39,400 Building $190,600 | $370,968 Land $63,548 Building $307,420 | |
| 2019 | $5,824.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 34 Ranch Trl in Zone X, an area of minimal flood risk, though there have been 6 flood claims nearby since 1979.
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 |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 8 (10% premium discount) |
| Nearby Flood Policies | 2 in force |
| Nearby Flood Claims | 6 (1979–1985) |
| Most Recent Claim | Feb 1985 · river or lake flooding |
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 34 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 | Direct burnable vegetation |
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 457 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 |
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