Erie County and Amherst Town property record for 45 Nancy Ln, Buffalo, NY 14228
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1 ba · 1,270 sqft · built 1971 |
| Lot Size | 0.207 acres (9,000 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $5,327 (2026) |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 27.18-3-23 |
| Primary APN | 142289 27.18-3-23 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1 Bath |
| Stories | 1 Story |
| Building Area | 1,270 sqft Living Area |
| 1st Floor Area | 1,270 sqft |
| Year Built | Built 1971 |
|---|---|
| Effective Year Built | Effective 1971 |
| Architectural Style | Ranch |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 9,000 sqft (0.207 acres) |
| Lot Dimensions | 149 ft deep x 60 ft wide |
| Porch | Slab |
| Porch Area | 48 sqft |
| Pole Barn | 768 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 45 NANCY LN |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14228-1920 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2240 69 60 X 150 |
| Legal Subdivision | THE HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 3 |
| Legal Lot Number | 23.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 2 |
| Census Block | 2000 |
| Census Tract | 9106 |
45 Nancy Ln is owned and occupied by two individuals.
Source: Erie County and Amherst Town records, as of October 20, 2026
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 45 NANCY LN, BUFFALO, NY 14228-1920 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Deed Names | 2 Names on Deed |
|---|---|
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 45 Nancy Ln was $5,327 with a homeowner's exemption, down 35.6% 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 | $5,327.00 (-35.59%) Homeowner's exemption | ||
| 2025 | $8,270.00 (+56.6%) | $245,000 (-) Land $33,000 Building $212,000 | $247,500 (+1.02%) Land $33,337 Building $214,163 |
| 2024 | $5,281.00 Homeowner's exemption Additional exemption filed | $245,000 (+63.33%) Land $33,000 Building $212,000 | $245,000 (+1.27%) Land $33,000 Building $212,000 |
| 2023 | $150,000 Land $28,500 Building $121,500 | $241,935 Land $45,968 Building $195,967 | |
| 2019 | $4,100.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 45 Nancy Ln in Zone X, an area of moderate flood risk, though there have been 3 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 moderate risk |
|---|---|
| 500-Year Floodplain | Yes 0.2% annual chance |
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 8 (10% premium discount) |
| Nearby Flood Policies | 3 in force |
| Nearby Flood Claims | 3 (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 45 Nancy Ln is low, with 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 80% of the US · above 54% of New York |
|---|---|
| Wildfire Likelihood | 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 113 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 | 980 / 880 |
| T-Mobile Fixed Wireless | 100 / 20 |
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