Erie County and Amherst Town property record for 53 Willow Ln, Buffalo, NY 14228
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 1,935 sqft · built 1967 |
| Lot Size | 0.239 acres (10,400 sqft) |
| Owner | Individual Name on File |
| Last Sale | $128,000 (Jul 2000) |
| Tax Bill | $6,730 (2026) |
| Deeds & Mortgages | Jul 2017 Line of Credit Sep 2018 Line of Credit + 2 more |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 40.15-9-26 |
| Primary APN | 142289 40.15-9-26 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 8 Rooms |
| Stories | 2 Stories |
| Building Area | 1,935 sqft Living Area |
| 1st Floor Area | 1,025 sqft |
| 2nd Floor Area | 910 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1967 |
|---|---|
| Effective Year Built | Effective 1967 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 10,400 sqft (0.239 acres) |
| Lot Dimensions | 130 ft deep x 80 ft wide |
| Garage Type | Attached |
| Garage Area | 550 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 465 sqft |
| Heating System | Hot Water |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 53 WILLOW LN |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14228-3433 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2269 175 87 12 7 THE WILLOWS PT 2 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 9 |
| Legal Lot Number | 26.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1005 |
| Census Tract | 9116 |
53 Willow Ln is owned and occupied by an individual who bought it in July 2000.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 53 WILLOW LN, BUFFALO, NY 14228-3433 |
| 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 |
|---|---|
| Jul 6, 2017 | Deed of Trust, Mortgage · Line of Credit ESL FCU |
| Sep 12, 2018 | Deed of Trust, Mortgage · Line of Credit ESL FCU |
| Sep 22, 2020 | Deed of Trust, Mortgage · Conventional Mortgage QUICKEN LOANS LLC |
| Jan 31, 2022 | Deed of Trust, Mortgage · Line of Credit CITIZENS BANK NA |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jul 7, 2000 · Amount on File |
| Deed Sale | Jul 7, 2000 · Amount on File |
| Deed Book / Page | 10968 / 7018 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 53 WILLOW LN, AMHERST, NY 14228-3433 |
| Transaction Type | Mortgage |
| Record Updated | Aug 19, 2022 |
| Name | Verified Name |
|---|
| Document Number | 0138173552 |
|---|---|
| Date | Jul 6, 2017 |
| Book Page | 13817/3552 |
| Instrument | 2017131687 |
| Name | ESL FCU |
|---|---|
| Type | Credit Union |
| Address | ROCHESTER, NY 14604 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 120 Months |
| Due | Jul 21, 2027 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 53 WILLOW LN, AMHERST, NY 14228-3433 |
| Transaction Type | Mortgage |
| Record Updated | Aug 19, 2022 |
| Name | Verified Name |
|---|
| Document Number | 0138698948 |
|---|---|
| Date | Sep 12, 2018 |
| Book Page | 13869/8948 |
| Instrument | 2018181989 |
| Name | ESL FCU |
|---|---|
| Type | Credit Union |
| Address | ROCHESTER, NY 14604 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 53 WILLOW LN, AMHERST, NY 14228-3433 |
| Transaction Type | Mortgage |
| Record Updated | Aug 19, 2022 |
| Title Company | AMROCK INC |
| Name | Verified Name |
|---|---|
| Address | 53 WILLOW LN, AMHERST, NY 14228-3433 |
| Document Number | 0139566798 |
|---|---|
| Date | Sep 22, 2020 |
| Book Page | 13956/6798 |
| Instrument | 2020157383 |
| Name | QUICKEN LOANS LLC |
|---|---|
| Type | Mortgage Company |
| Address | DETROIT, MI 48226 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 94 Months |
| Due | Jul 1, 2028 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 53 WILLOW LN, AMHERST, NY 14228-3433 |
| Transaction Type | Mortgage |
| Record Updated | Aug 19, 2022 |
| Title Company | ACCURATE GROUP, ACCURATE GROUP LLC |
| Name | Verified Name |
|---|---|
| Address | 53 WILLOW LN, AMHERST, NY 14228-3433 |
| Document Number | 0140379532 |
|---|---|
| Date | Jan 31, 2022 |
| Book Page | 14037/9532 |
| Instrument | 2022020278 |
| Name | CITIZENS BANK NA |
|---|---|
| Type | Bank |
| Address | PROVIDENCE, RI 02903 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 300 Months |
| Due | Jan 3, 2047 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
The 2026 property tax bill for 53 Willow Ln was $6,730 with exemptions applied, down 0.4% 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 | $6,730.00 (-0.44%) Homeowner's exemption Senior Citizen's exemption | ||
| 2025 | $6,760.00 (-19.12%) | $348,000 (-) Land $58,000 Building $290,000 | $351,500 (+1.01%) Land $58,583 Building $292,917 |
| 2024 | $8,358.00 Homeowner's exemption | $348,000 (+69.76%) Land $58,000 Building $290,000 | $348,000 (+5.25%) Land $58,000 Building $290,000 |
| 2023 | $205,000 Land $29,900 Building $175,100 | $330,645 Land $48,226 Building $282,419 | |
| 2019 | $5,050.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 53 Willow Ln in Zone X, an area of moderate flood risk, though there have been 2 flood claims nearby since 1978.
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 moderate risk |
|---|---|
| 500-Year Floodplain | Yes 0.2% annual chance |
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Claims | 2 (1978–1981) |
| Most Recent Claim | Jul 1981 · 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 53 Willow 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 | 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 483 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 |
| T-Mobile Fixed Wireless | 100 / 20 |
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