51 Meadowbrook Rd, Buffalo, NY 14221 Property Records

Erie County and Amherst Town property record for 51 Meadowbrook Rd, Buffalo, NY 14221

Property Summary

Property Type	Single Family Home
Details	3 bd · 2.5 ba · 2,479 sqft · built 1948
Lot Size	0.198 acres (8,586 sqft)
Owner	Individual Name on File
Last Sale	$540,000 (May 2026)
Tax Bill	$8,033 (2026)
Deeds & Mortgages	May 2026 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`142289 68.15-8-9`

Property Details

APN / Parcel Number

Primary APN	`142289 68.15-8-9`
Alternative APN	`22890681500008009000`

Interior

Bedrooms	3 Beds
Full Baths	2.5 Baths
Half Baths	1 Half Bath
Stories	2 Stories
Building Area	2,479 sqft Living Area
1st Floor Area	1,646 sqft
2nd Floor Area	424 sqft
Upper Floors Area	409 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1948
Effective Year Built	Effective 1948
Architectural Style	Other
Exterior Material	Composition/Composite
Lot Area	8,586 sqft (0.198 acres)
Lot Dimensions	162 ft deep x 53.1 ft wide
Garage Type	Attached
Garage Area	280 sqft
Parking Spaces	1 Parking Space
Porch	Slab
Porch Area	396 sqft

Utilities, Heating & Cooling

Heating System	Forced Air with A/C
Heating Fuel	Oil
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Street Address	51 MEADOWBROOK RD
City	BUFFALO
State	NY
Zip	14221-5026
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	1605 PT 53 54 PT 55
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	8
Legal Lot Number	9.000
Jurisdiction	ERIE NY
Township / Civil Division	AMHERST
Census Block Group	2
Census Block	2000
Census Tract	9402

Owner

51 Meadowbrook Rd is owned by an individual who bought it in May 2026.

Source: Erie County and Amherst Town records, as of October 20, 2026

Owner of Record	Individual Name on File
Mailing Address	45 HENLEY RD, BUFFALO, NY 14216-2007
Owner Type	Individual
Vesting	Husband and Wife

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	May 5, 2026 · Amount on File
Deed Sale	May 5, 2026 · Amount on File
Prior Sale	Feb 22, 2016 · Amount on File
Deed Document Number	20262026083372
Deed Book / Page	11460 / 4820
Record Updated	Oct 29, 2026

May 2026: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	May 5, 2026
Property Address	51 MEADOWBROOK RD, BUFFALO, NY 14221-5026
Document Number	0000083372
Book / Page	11460 / 4820
Instrument Date	Apr 27, 2026
Instrument	202683372
Transaction Type	Transfer
Record Updated	Oct 23, 2026
Title Company	STEWART TITLE

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$218,160.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	45 HENLEY RD, BUFFALO, NY 14216-2007

Mortgage

Date	May 5, 2026

Lender

Name	NORTHWEST BANK

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	360 Months
Due	Jun 1, 2056

Interest

Max Rate	-1%

Tax Assessment & Valuation

The 2026 property tax bill for 51 Meadowbrook Rd was $8,033, up 138.7% from the year before.

Source: Erie County and Amherst Town assessment roll, as of May 19, 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
County Subdivision	Amherst Town
Unified School District	Williamsville Central School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$8,033.00 (+138.72%)
2025	$3,365.00 (-52.72%)	$385,000 (-) Land $51,500 Building $333,500	$388,900 (+1.01%) Land $52,022 Building $336,878
2024	$7,117.00	$385,000 (+116.29%) Land $51,500 Building $333,500	$385,000 (+34.1%) Land $51,500 Building $333,500
2023		$178,000 Land $44,300 Building $133,700	$287,097 Land $71,452 Building $215,645
2019	$5,225.00

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.

Flood

FEMA maps place 51 Meadowbrook Rd in Zone X, an area of minimal flood risk, though there have been 2 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
Community Rating System	Class 8 (10% premium discount)
Nearby Flood Policies	2 in force
Nearby Flood Claims	2 (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

Wildfire risk around 51 Meadowbrook 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.

Drinking Water

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

Violations Reported to EPA

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.

Internet Providers

Source: FCC Broadband Data Collection, based on 330 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