Erie County and Amherst Town property record for 53 Pheasant Run Rd, Buffalo, NY 14228
| Property Type | Duplex |
|---|---|
| Details | 6 bd · 3 ba · 2,662 sqft · built 1972 |
| Lot Size | 0.187 acres (8,125 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $255,000 (Jan 2020) |
| Tax Bill | $6,844 (2026) |
| Deeds & Mortgages | Jan 2019 Line of Credit Jan 2020 Sale & Mortgage + 1 more |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 26.12-4-14 |
| Primary APN | 142289 26.12-4-14 |
|---|---|
| Alternative APN |
|
| Bedrooms | 6 Beds |
|---|---|
| Full Baths | 3 Baths |
| Stories | 2 Stories |
| Building Area | 2,662 sqft Total Area |
| 1st Floor Area | 1,229 sqft |
| 2nd Floor Area | 1,433 sqft |
| Year Built | Built 1972 |
|---|---|
| Effective Year Built | Effective 1972 |
| Architectural Style | Other |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 8,125 sqft (0.187 acres) |
| Lot Dimensions | 125 ft deep x 65 ft wide |
| Porch | Slab |
| Porch Area | 80 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 53 PHEASANT RUN RD |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14228-1841 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Legal Description | 2270 34 83 12 7 AMHERST ACRES |
| Legal Subdivision | HOLLAND LAND COMPANY S SURVEY |
| Legal Block | 4 |
| Legal Lot Number | 14.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 2 |
| Census Block | 2005 |
| Census Tract | 9107 |
53 Pheasant Run Rd, a duplex, is owned by two individuals who bought it in January 2020.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 3953 E ROBINSON RD, BUFFALO, NY 14228-2012 |
| 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.
| Date | Document |
|---|---|
| Jan 28, 2019 | Deed of Trust, Mortgage · Line of Credit SWEET HOME FCU |
| Jan 21, 2020 | Warranty Deed, Transfer · Conventional Mortgage FIVE STAR BANK |
| Jan 21, 2020 | Affidavit of Death, Transfer NOT AVAILABLE |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jan 21, 2020 · Amount on File |
| Deed Sale | Jan 21, 2020 · Amount on File |
| Deed Document Number | 202016086 |
| Deed Book / Page | 11355 / 8651 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 53 PHEASANT RUN RD, BUFFALO, NY 14228-1841 |
| Transaction Type | Mortgage |
| Record Updated | Apr 9, 2021 |
| Name | Verified Name |
|---|
| Document Number | 0138858295 |
|---|---|
| Date | Jan 28, 2019 |
| Book Page | 13885/8295 |
| Instrument | 2019019277 |
| Name | SWEET HOME FCU |
|---|---|
| Type | Credit Union |
| Address | BUFFALO, NY 14228 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 240 Months |
| Due | Jan 27, 2039 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jan 21, 2020 |
| Property Address | 53 PHEASANT RUN RD, BUFFALO, NY 14228-1841 |
| Document Number | 0113558651 |
| Book / Page | 11355 / 8651 |
| Instrument Date | Jan 15, 2020 |
| Instrument | 2020016086 |
| Transaction Type | Transfer |
| Record Updated | Apr 14, 2022 |
| Title Company | STEWART TITLE INSURANCE CO |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,020.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 3430 SWEET HOME RD, 3430, AMHERST, NY 14228-1335 |
| Name | Verified Name |
|---|---|
| Address | 3953 E ROBINSON RD, AMHERST, NY 14228-2012 |
| Document Number | 0139272070 |
|---|---|
| Date | Jan 21, 2020 |
| Instrument | 13927/2070 |
| Name | FIVE STAR BANK |
|---|---|
| Type | Bank |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 241 Months |
| Due | Feb 1, 2040 |
| Document Type | Affidavit of Death |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jan 21, 2020 |
| Property Address | 53 PHEASANT RUN RD, BUFFALO, NY 14228-1841 |
| Document Number | 0113558649 |
| Book / Page | 011355 / 008649 |
| Instrument Date | Jan 15, 2020 |
| Transaction Type | Transfer |
| Record Updated | Mar 2, 2020 |
| Title Company | NOT AVAILABLE |
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 53 PHEASANT RUN RD AMHERST NY 142281841, AMHERST, NY 14228-1841 |
The 2026 property tax bill for 53 Pheasant Run Rd was $6,844, up 40.5% 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 | Sweet Home Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $6,844.00 (+40.51%) | ||
| 2025 | $4,871.00 (-38.05%) | $291,000 (-) Land $30,800 Building $260,200 | $293,900 (+1%) Land $31,107 Building $262,793 |
| 2024 | $7,863.00 | $291,000 (+78.53%) Land $30,800 Building $260,200 | $291,000 (+10.69%) Land $30,800 Building $260,200 |
| 2023 | $163,000 Land $26,700 Building $136,300 | $262,903 Land $43,064 Building $219,839 | |
| 2019 | $7,122.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 53 Pheasant Run Rd in Zone X, an area of moderate flood risk.
Source: FEMA National Flood Hazard Layer, effective November 20, 2024
| FEMA Flood Zone | Zone X moderate risk |
|---|---|
| 500-Year Floodplain | Yes 0.2% annual chance |
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
Wildfire risk around 53 Pheasant Run Rd 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 | Indirect within ember reach |
| Adjoins Burnable Land | Yes |
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 259 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 | 980 / 880 |
| T-Mobile Fixed Wireless | 100 / 20 |
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