Erie County and Buffalo City property record for 48 Arbour Ln, Buffalo, NY 14220
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,239 sqft · built 1938 |
| Lot Size | 0.151 acres (6,572 sqft) |
| Owner | Company Name on File |
| Last Sale | $95,000 (Apr 1998) |
| Tax Bill | $753 (2026) |
| Deeds & Mortgages | Feb 2021 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 133.73-1-13 |
| Primary APN | 140200 133.73-1-13 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 1,239 sqft Living Area |
| 1st Floor Area | 807 sqft |
| Upper Floors Area | 618 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1938 |
|---|---|
| Effective Year Built | Effective 1938 |
| Architectural Style | Cape Cod |
| Exterior Material | Wood |
| Lot Area | 6,572 sqft (0.151 acres) |
| Lot Dimensions | 124 ft deep x 52.5 ft wide |
| Garage Type | Attached |
| Garage Area | 200 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Porch |
| Porch Area | 260 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 11347500 |
|---|---|
| Street Address | 48 ARBOUR LN |
| City | BUFFALO |
| State | NY |
| Zip | 14220-2320 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | N-3R |
| Legal Description | 112.52 W HANCOCK |
| Legal Subdivision | BUFFALO CREEK RESERVATION |
| Legal Block | 1 |
| Legal Lot Number | 13.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 2 |
| Census Block | 2004 |
| Census Tract | 600 |
48 Arbour Ln is owned by a company that acquired it in February 2021 and is owner-occupied.
Source: Erie County and Buffalo City records, as of October 20, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 48 ARBOUR LN, BUFFALO, NY 14220-2320 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Borrower in Default |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Apr 28, 1998 · Amount on File |
| Deed Sale | Apr 28, 1998 · Amount on File |
| Deed Book / Page | 10931 / 5275 |
| Last Transfer Date | Feb 12, 2021 |
| Transfer Doc | 0113751289 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Feb 24, 2021 |
| Property Address | 48 ARBOUR LN, BUFFALO, NY 14220-2320 |
| Document Number | 0113751289 |
| Book / Page | 11375 / 1289 |
| Instrument Date | Feb 12, 2021 |
| Instrument | 2021034985 |
| Transaction Type | Transfer |
| Record Updated | Jun 7, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Revocable Trust |
| Address | 48 ARBOUR LN, BUFFALO, NY 14220-2320 |
The 2026 property tax bill for 48 Arbour Ln was $753 with a homeowner's exemption, down 67.6% from the year before.
Source: Erie County and Buffalo City assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| Municipality | Buffalo City |
| Unified School District | Buffalo City School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $753.00 (-67.63%) Homeowner's exemption | ||
| 2025 | $2,326.00 (-4.52%) | $228,000 (+52%) Land $46,000 Building $182,000 | $228,000 (-6.52%) Land $46,000 Building $182,000 |
| 2024 | $2,436.00 (+212.71%) Homeowner's exemption | $150,000 (-) Land $25,000 Building $125,000 | $243,902 (+13.82%) Land $40,650 Building $203,252 |
| 2023 | $779.00 Homeowner's exemption | $150,000 Land $25,000 Building $125,000 | $214,286 Land $35,714 Building $178,572 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 48 Arbour Ln 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 |
| Nearby Flood Claims | 6 (1979) |
| Claims Outside the SFHA | 1 of 6 |
| Most Recent Claim | Sep 1979 · 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.
The area around 48 Arbour 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.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | BUFFALO WATER AUTHORITY serves 276,000 people · EPA ID NY1400422 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Jul 2023 |
| Lead | 3 ppb (2026) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | 2 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 920 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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