Erie County and West Seneca Town property record for 48 Willow Dr, Buffalo, NY 14224
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 2,195 sqft · built 1964 |
| Lot Size | 0.211 acres (9,163 sqft) |
| Owner | 2 Company Names on Record |
| Tax Bill | $15,729 (2025) |
| Deeds & Mortgages | Sep 2020 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 20-781-080 |
| Primary APN | 20-781-080 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 7 Rooms |
| Stories | 1 Story |
| Building Area | 2,195 sqft Living Area |
| 1st Floor Area | 1,674 sqft |
| Basement Area | 521 sqft |
| Finished Basement | 521 sqft |
| Year Built | Built 1964 |
|---|---|
| Effective Year Built | Effective 1967 |
| Architectural Style | Split Level |
| Exterior Material | Brick |
| Lot Area | 9,163 sqft (0.211 acres) |
| Lot Dimensions | 119 ft deep x 77 ft wide |
| Garage Type | Basement |
| Heating System | Hot Water |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 20-781-080 |
|---|---|
| Street Address | 48 WILLOW DR |
| City | BUFFALO |
| State | NY |
| Zip | 14224-2741 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | 07 - MIXED |
| Legal Description | MC-2179 SL-16 (FL-123) CAMPUS HGTS S/D 77 X 119.17 IRR. |
| Legal Subdivision | EBENEZER LANDS |
| Legal Block | 2 |
| Legal Lot Number | 48.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | WEST SENECA |
| Census Block Group | 3 |
| Census Block | 3006 |
| Census Tract | 11700 |
Source: Erie County and West Seneca Town records, as of May 19, 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | 2 Company Names on Record |
|---|---|
| Mailing Address | 48 WILLOW DR, BUFFALO, NY 14224-2741 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Life Estate |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Aug 28, 2020 |
| Transfer Doc | 0113655089 |
| Record Updated | Jun 8, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Sep 3, 2020 |
| Property Address | 48 WILLOW DR, BUFFALO, NY 14224-2741 |
| Document Number | 0113655089 |
| Book / Page | 011365 / 005089 |
| Instrument Date | Aug 21, 2020 |
| Transaction Type | Transfer |
| Record Updated | Oct 5, 2020 |
| Title Company | ATTORNEY ONLY |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Life Estate |
| Address | 2904 GREEN LN REDONDO BEACH CA 902781851, REDONDO BEACH, CA 90278-1851 |
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 |
|---|---|---|---|
| 2025 | $15,729.00 (+191.39%) | $72,700 (-) Land $12,000 Building $60,700 | $302,900 (+4.16%) Land $49,997 Building $252,903 |
| 2024 | $5,398.00 (+5.14%) Homeowner's exemption Senior Citizen's exemption Veteran's exemption | $72,700 (-) Land $12,000 Building $60,700 | $290,800 (+4%) Land $48,000 Building $242,800 |
| 2023 | $72,700 Land $12,000 Building $60,700 | $279,615 Land $46,154 Building $233,461 | |
| 2019 | $5,134.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
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 Policies | 2 in force |
| Nearby Flood Claims | 7 (1979–1987) |
| Most Recent Claim | Mar 1987 · tidal / storm surge |
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.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 98% of the US · lower than 97.9% 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 319 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Verizon Fiber | 980 / 880 |
May also be available: T-Mobile.
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