Erie County and Amherst Town property record for 40 Ranch Trl, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 2,030 sqft · built 1967 |
| Lot Size | 0.282 acres (12,240 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $216,500 (May 2013) |
| Tax Bill | $7,466 (2026) |
| Deeds & Mortgages | Dec 2025 Line of Credit Dec 2020 Loan Modification + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 55.16-10-12 |
| Primary APN | 142289 55.16-10-12 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 2,030 sqft Living Area |
| 1st Floor Area | 1,536 sqft |
| Basement Area | 494 sqft |
| Finished Basement | 494 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1967 |
|---|---|
| Effective Year Built | Effective 1967 |
| Architectural Style | Split Level |
| Exterior Material | Composition/Composite |
| Lot Area | 12,240 sqft (0.282 acres) |
| Lot Dimensions | 179 ft deep x 68.3 ft wide |
| Garage Type | Attached |
| Garage Area | 400 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 40 RANCH TRL |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-2437 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2205 21 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 10 |
| Legal Lot Number | 12.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 3 |
| Census Block | 3007 |
| Census Tract | 9114 |
40 Ranch Trl is owned and occupied by two individuals who acquired it in December 2020.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 40 RANCH TRL, BUFFALO, NY 14221-2437 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Husband and Wife |
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 |
|---|---|
| Dec 15, 2025 | Deed of Trust, Mortgage · Line of Credit MANUFACTURERS & TRADERS TRUST CO |
| Dec 4, 2020 | Loan Modification, Mortgage · Line of Credit M&T BK |
| Jan 11, 2021 | Intrafamily Transfer, Transfer · Stand-Alone Refinance M & T BANK |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | May 7, 2013 · Amount on File |
| Deed Sale | May 7, 2013 · Amount on File |
| Prior Sale | Sep 2, 2008 · Amount on File |
| Deed Document Number | 2013107590 |
| Deed Book / Page | 11245 / 4858 |
| Last Transfer Date | Dec 4, 2020 |
| Transfer Doc | 0113725917 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 40 RANCH TRL, BUFFALO, NY 14221-2437 |
| Transaction Type | Mortgage |
| Record Updated | Feb 16, 2026 |
| Name | Verified Name |
|---|---|
| Address | 40 RANCH TRL, WILLIAMSVILLE, NY 14221-2437 |
| Document Number | 0141843047 |
|---|---|
| Date | Dec 15, 2025 |
| Book Page | 14184/3047 |
| Instrument | 2025227716 |
| Name | MANUFACTURERS & TRADERS TRUST CO |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14221 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Dec 14, 2055 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Loan Modification |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 40 RANCH TRL, BUFFALO, NY 14221-2437 |
| Document Number | 0113725920 |
| Instrument Date | Dec 4, 2020 |
| Transaction Type | Mortgage |
| Record Updated | Feb 1, 2021 |
| Title Company | ATTORNEY ONLY |
| Name | Verified Name |
|---|---|
| Address | 40 RANCH TRL WILLIAMSVILLE NY 142212437, WILLIAMSVILLE, NY 14221-2437 |
| Document Number | 0113725920 |
|---|---|
| Date | Jan 11, 2021 |
| Book Page | 011372/005920 |
| Name | M&T BK |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14203 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 180 Months |
| Due | Jan 10, 2036 |
| Rate Type | Adjustable Rate |
|---|---|
| Rate | 3.12% |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jan 11, 2021 |
| Property Address | 40 RANCH TRL, BUFFALO, NY 14221-2437 |
| Document Number | 0113725917 |
| Book / Page | 11372 / 5917 |
| Instrument Date | Dec 4, 2020 |
| Instrument | 2021005310 |
| Transaction Type | Transfer |
| Record Updated | Apr 14, 2022 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 40 RANCH TRL, AMHERST, NY 14221-2437 |
| Document Number | 0113725920 |
|---|---|
| Date | Jan 11, 2021 |
| Instrument | 11372/5920 |
| Name | M & T BANK |
|---|---|
| Type | Bank |
| Type | Stand-Alone Refinance |
|---|---|
| Amount | Amount on Record |
| Term | 180 Months |
| Due | Jan 1, 2036 |
The 2026 property tax bill for 40 Ranch Trl was $7,466, up 123.7% 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 | $7,466.00 (+123.67%) | ||
| 2025 | $3,338.00 (-55.43%) | $340,000 (-) Land $70,000 Building $270,000 | $343,400 (+1%) Land $70,700 Building $272,700 |
| 2024 | $7,489.00 | $340,000 (+58.14%) Land $70,000 Building $270,000 | $340,000 (-1.95%) Land $70,000 Building $270,000 |
| 2023 | $215,000 Land $38,000 Building $177,000 | $346,774 Land $61,290 Building $285,484 | |
| 2019 | $6,033.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 40 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 40 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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