Erie County and Amherst Town property record for 44 Spicebush Ln, Buffalo, NY 14221
| Property Type | Condominium |
|---|---|
| Details | 2 bd · 2 ba · 1,372 sqft · built 1990 |
| Lot Size | 0.03 acres (1,307 sqft) |
| Owner | Individual Name on File |
| Last Sale | $345,000 (Jun 2023) |
| Tax Bill | $3,583 (2026) |
| Deeds & Mortgages | Jun 2023 Sale May 2018 Line of Credit + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 56.22-1-1./88 |
| Primary APN | 142289 56.22-1-1./88 |
|---|---|
| Alternative APN |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,372 sqft Living Area |
| 1st Floor Area | 1,372 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1990 |
|---|---|
| Effective Year Built | Effective 1990 |
| Architectural Style | Other |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 1,307 sqft (0.03 acres) |
| Lot Dimensions | 50 ft deep x 28 ft wide |
| Garage Type | Attached |
| Garage Area | 480 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 252 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 44 SPICEBUSH LN |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-1787 |
| Property Category | Residential |
| Property Type | Residential > Condominium / Townhouse > Condominium |
| Legal Description | 50 12 7 THE FOREST CONDO 2648 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 1 |
| Legal Lot Number | 1.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1015 |
| Census Tract | 9007 |
44 Spicebush Ln, a condominium, is owned and occupied by an individual who bought it in June 2023.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 44 SPICEBUSH LN, BUFFALO, NY 14221-1787 |
| 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.
| Date | Document |
|---|---|
| Jun 13, 2023 | Condominium Deed, Transfer STEWART TITLE, STEWART TITLE INSURANCE CO |
| May 14, 2018 | Deed of Trust, Mortgage · Line of Credit MANUFACTURERS & TRADERS TRUST CO |
| Sep 20, 2019 | Loan Modification, Mortgage · Line of Credit MANUFACTURERS & TRADERS TR |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jun 13, 2023 · Amount on File |
| Deed Sale | Jun 13, 2023 · Amount on File |
| Deed Document Number | 20232023100253 |
| Deed Book / Page | 11418 / 1699 |
| Record Updated | Oct 29, 2026 |
| Document Type | Condominium Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jun 13, 2023 |
| Property Address | 44 SPICEBUSH LN, WILLIAMSVILLE, NY 14221-1787 |
| Document Number | 0114181699 |
| Book / Page | 11418 / 1699 |
| Map Reference | LB 9864 PG 1 |
| Instrument Date | Jun 7, 2023 |
| Instrument | 2023100253 |
| Transaction Type | Transfer |
| Record Updated | Aug 15, 2023 |
| Title Company | STEWART TITLE, STEWART TITLE INSURANCE CO |
| Amount | Amount on Record |
|---|---|
| Tax | $1,380.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 82 SUNDOWN TRL, WILLIAMSVILLE, NY 14221-2221 |
| Name | Verified Name |
|---|---|
| Address | 44 SPICEBUSH LN, WILLIAMSVILLE, NY 14221-1787 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 44 SPICEBUSH LN, WILLIAMSVILLE, NY 14221-1787 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Title Company | AMERICAN TITLE INC |
| Name | Verified Name |
|---|
| Document Number | 0138553175 |
|---|---|
| Date | May 14, 2018 |
| Book Page | 13855/3175 |
| Instrument | 2018093346 |
| Name | MANUFACTURERS & TRADERS TRUST CO |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14203 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Loan Modification |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 44 SPICEBUSH LN, WILLIAMSVILLE, NY 14221-1787 |
| Document Number | 0139172678 |
| Instrument Date | Sep 20, 2019 |
| Transaction Type | Mortgage |
| Record Updated | Nov 27, 2019 |
| Title Company | TITLE365 - OMAHA |
| Name | Verified Name |
|---|---|
| Address | 44 SPICEBUSH LN WILLIAMSVILLE NY 142211787, WILLIAMSVILLE, NY 14221-1787 |
| Document Number | 0139172678 |
|---|---|
| Date | Nov 1, 2019 |
| Book Page | 013917/002678 |
| Name | MANUFACTURERS & TRADERS TR |
|---|---|
| Address | BUFFALO, NY 14203 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|
The 2026 property tax bill for 44 Spicebush Ln was $3,583, up 17.1% 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 | $3,583.00 (+17.13%) | ||
| 2025 | $3,059.00 (+53.72%) | $170,500 (-) Land $31,200 Building $139,300 | $172,200 (+1%) Land $31,511 Building $140,689 |
| 2024 | $1,990.00 | $170,500 (+55.71%) Land $31,200 Building $139,300 | $170,500 (-3.46%) Land $31,200 Building $139,300 |
| 2023 | $109,500 (-) Land $18,000 Building $91,500 | $176,613 (+19.33%) Land $29,032 Building $147,581 | |
| 2022 | $109,500 Land $18,000 Building $91,500 | $148,000 Land $24,329 Building $123,671 | |
| 2021 | $496.00 | ||
| 2019 | $516.00 |
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 44 Spicebush Ln in Zone X, an area of minimal flood risk.
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 | 4 in force |
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 44 Spicebush Ln 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 94% of the US · lower than 93% 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 82 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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