35 Willow Ln, Buffalo, NY 14228 Property Records

Erie County and Amherst Town property record for 35 Willow Ln, Buffalo, NY 14228

Property Summary

Property Type	Single Family Home
Details	4 bd · 2.5 ba · 1,695 sqft · built 1967
Lot Size	0.209 acres (9,100 sqft)
Owner	2 Individual Names on File
Last Sale	$287,500 (Oct 2021)
Tax Bill	$5,808 (2026)
Deeds & Mortgages	Oct 2021 Sale & Mortgage
Flood Zone	Zone X (moderate risk)
APN	`142289 40.15-9-23`

Property Details

APN / Parcel Number

Primary APN	`142289 40.15-9-23`
Alternative APN	`22890401500009023000`

Interior

Bedrooms	4 Beds
Full Baths	2.5 Baths
Half Baths	1 Half Bath
Stories	1 Story
Building Area	1,695 sqft Living Area
1st Floor Area	1,321 sqft
Basement Area	374 sqft
Finished Basement	374 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1967
Effective Year Built	Effective 1967
Architectural Style	Split Level
Exterior Material	Aluminum/Vinyl
Lot Area	9,100 sqft (0.209 acres)
Lot Dimensions	130 ft deep x 70 ft wide
Garage Type	Attached
Garage Area	400 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Hot Water
Heating Fuel	Oil
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Street Address	35 WILLOW LN
City	BUFFALO
State	NY
Zip	14228-3431
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	2235 74 70 X 130
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	9
Legal Lot Number	23.000
Jurisdiction	ERIE NY
Township / Civil Division	AMHERST
Census Block Group	1
Census Block	1005
Census Tract	9116

Owner

35 Willow Ln is owned and occupied by two individuals who bought it in October 2021.

Source: Erie County and Amherst Town records, as of October 20, 2026

Owner of Record	2 Individual Names on File
Mailing Address	35 WILLOW LN, BUFFALO, NY 14228-3431
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.

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Oct 26, 2021 · Amount on File
Deed Sale	Oct 26, 2021 · Amount on File
Prior Sale	Nov 21, 2014 · Amount on File
Deed Document Number	2021213501
Deed Book / Page	11389 / 9002
Prior Transfer Date	Mar 29, 2013
Prior Transfer Doc	0112430199
Record Updated	Oct 29, 2026

October 2021: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	Oct 26, 2021
Property Address	35 WILLOW LN, BUFFALO, NY 14228-3431
Document Number	0113899002
Book / Page	11389 / 9002
Instrument Date	Sep 10, 2021
Instrument	2021213501
Transaction Type	Transfer
Record Updated	Dec 7, 2021
Title Company	EASTERN ABSTRACT/NY INC, EASTERN ABSTRACT OF NY INC

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$1,150.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	35 WILLOW LN, 35, AMHERST, NY 14228-3431

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants with Right of Survivorship
Address	6706 MACINTOSH LN, NORTH TONAWANDA, NY 14120-9650

Mortgage

Document Number	140221589
Date	Oct 26, 2021
Instrument	14022/1589

Lender

Name	KEY BANK NA
Type	Bank

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	181 Months
Due	Nov 1, 2036

Tax Assessment & Valuation

The 2026 property tax bill for 35 Willow Ln was $5,808, up 103.5% from the year before.

Source: Erie County and Amherst Town assessment roll, as of May 19, 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
County Subdivision	Amherst Town
Unified School District	Sweet Home Central School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$5,808.00 (+103.5%)
2025	$2,854.00 (-61.39%)	$302,000 (-) Land $55,000 Building $247,000	$305,100 (+1.03%) Land $55,565 Building $249,535
2024	$7,392.00	$302,000 (+62.45%) Land $55,000 Building $247,000	$302,000 (+0.72%) Land $55,000 Building $247,000
2023		$185,900 Land $28,000 Building $157,900	$299,839 Land $45,161 Building $254,678
2019	$4,849.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 35 Willow Ln in Zone X, an area of moderate flood risk, though there have been 2 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	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.

Wildfire

The area around 35 Willow Ln 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.

Drinking Water

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

Violations Reported to EPA

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.

Internet Providers

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 Fixed Wireless	100 / 20