Erie County and West Seneca Town property record for 45 Westminster Rd, Buffalo, NY 14224
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 1 ba · 1,774 sqft · built 1946 |
| Lot Size | 0.217 acres (9,450 sqft) |
| Owner | Individual Name on File |
| Last Sale | $190,000 (Jul 2020) |
| Tax Bill | $5,568 (2026) |
| Deeds & Mortgages | Jan 2026 Line of Credit Jul 2020 Sale + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 13-132-000 |
| Primary APN | 13-132-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 1 Bath |
| Total Rooms | 7 Rooms |
| Stories | 1 Story |
| Building Area | 1,774 sqft Living Area |
| 1st Floor Area | 1,220 sqft |
| Upper Floors Area | 554 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1946 |
|---|---|
| Effective Year Built | Effective 1965 |
| Architectural Style | Cape Cod |
| Exterior Material | Wood |
| Lot Area | 9,450 sqft (0.217 acres) |
| Lot Dimensions | 134 ft deep x 70 ft wide |
| Garage Type | Detached |
| Garage Area | 400 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 72 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 13-132-000 |
|---|---|
| Street Address | 45 WESTMINSTER RD |
| City | BUFFALO |
| State | NY |
| Zip | 14224-1925 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | 07 - MIXED |
| Legal Description | MC-1537 SL'S-131,132 BLVD PARK S/D (FL-206) 70 X 134.65 IRR. |
| Legal Subdivision | BOULEVARD PARK |
| Legal Block | 2 |
| Legal Lot Number | 5.100 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | WEST SENECA |
| Census Block Group | 1 |
| Census Block | 1011 |
| Census Tract | 11600 |
45 Westminster Rd is owned and occupied by an individual who bought it in July 2020.
Source: Erie County and West Seneca Town records, as of October 20, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 45 WESTMINSTER RD, BUFFALO, NY 14224-1925 |
| 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 |
|---|---|
| Jan 12, 2026 | Deed of Trust, Mortgage · Line of Credit WESTERN NEW YORK FCU |
| Jul 7, 2020 | Warranty Deed, Transfer |
| Jul 18, 2017 | Deed, Transfer |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jul 7, 2020 · Amount on File |
| Deed Sale | Jul 7, 2020 · Amount on File |
| Prior Sale | Jul 18, 2017 · Amount on File |
| Deed Document Number | 2020108657 |
| Deed Book / Page | 11362 / 5329 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 45 WESTMINSTER RD, BUFFALO, NY 14224-1925 |
| Transaction Type | Mortgage |
| Record Updated | Mar 17, 2026 |
| Name | Verified Name |
|---|---|
| Address | 45 WESTMINSTER RD, WEST SENECA, NY 14224-1925 |
| Document Number | 0141869526 |
|---|---|
| Date | Jan 12, 2026 |
| Book Page | 14186/9526 |
| Instrument | 2026006256 |
| Name | WESTERN NEW YORK FCU |
|---|---|
| Type | Credit Union |
| Address | BUFFALO, NY 14224 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jul 7, 2020 |
| Property Address | 45 WESTMINSTER RD, BUFFALO, NY 14224-1925 |
| Document Number | 0113625329 |
| Book / Page | 11362 / 5329 |
| Map Reference | DOC 1537 |
| Instrument Date | Jul 2, 2020 |
| Instrument | 2020108657 |
| Transaction Type | Transfer |
| Record Updated | Apr 14, 2022 |
| Amount | Amount on Record |
|---|---|
| Tax | $760.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 45 WESTMINSTER RD, 45, WEST SENECA, NY 14224-1925 |
| Name | Verified Name |
|---|---|
| Address | 73 WESTMINSTER RD, WEST SENECA, NY 14224-1925 |
| Document Type | Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jul 18, 2017 |
| Property Address | 45 WESTMINSTER RD, BUFFALO, NY 14224-1925 |
| Document Number | 0113159370 |
| Book / Page | 11315 / 9370 |
| Map Reference | MAP1537 |
| Instrument Date | Jul 12, 2017 |
| Instrument | 2017140970 |
| Transaction Type | Transfer |
| Record Updated | Apr 14, 2022 |
| Amount | Amount on Record |
|---|---|
| Tax | $1,386.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 45 WESTMINSTER RD, 45, BUFFALO, NY 14224-1925 |
| Name | Verified Name |
|---|---|
| Relationship | Joint Tenants with Right of Survivorship |
| Address | 46 CHAMBERLIN DR, BUFFALO, NY 14210-2612 |
The 2026 property tax bill for 45 Westminster Rd was $5,568, up 83.6% from the year before.
Source: Erie County and West Seneca Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | West Seneca Town |
| Unified School District | West Seneca Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $5,568.00 (+83.64%) | ||
| 2025 | $3,032.00 (-43.97%) | $52,300 (-) Land $6,000 Building $46,300 | $217,900 (+4.16%) Land $24,998 Building $192,902 |
| 2024 | $5,411.00 | $52,300 (-) Land $6,000 Building $46,300 | $209,200 (+4%) Land $24,000 Building $185,200 |
| 2023 | $52,300 Land $6,000 Building $46,300 | $201,154 Land $23,077 Building $178,077 | |
| 2019 | $4,967.00 |
Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.
FEMA maps place 45 Westminster Rd in Zone X, an area of minimal flood risk, though there have been 7 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 |
| Nearby Flood Claims | 7 (1979–1987) |
| Most Recent Claim | Jun 1987 · 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 Westminster Rd 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 95% of the US · lower than 94% 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 DIRECT public/private · serves 313,380 people · EPA ID NY1400443 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Nov 2025 |
| Lead | 6 ppb (2025) 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 347 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable · Fiber in parts of the area | 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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