Erie County and Amherst Town property record for 535 N Forest Rd, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 5 bd · 4.5 ba · 6,053 sqft · built 2004 |
| Lot Size | 1.9 acres (82,764 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $42,140 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 68.11-5-9 |
| Primary APN | 142289 68.11-5-9 |
|---|---|
| Alternative APN |
|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 4.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 12 Rooms |
| Stories | 2 Stories |
| Building Area | 6,053 sqft Living Area |
| 1st Floor Area | 3,225 sqft |
| 2nd Floor Area | 2,828 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 2004 |
|---|---|
| Effective Year Built | Effective 2004 |
| Architectural Style | Mansion |
| Exterior Material | Stone |
| Lot Area | 82,764 sqft (1.9 acres) |
| Lot Width | 20 ft Width |
| Garage Type | Attached |
| Garage Area | 1,010 sqft |
| Parking Spaces | 4 Parking Spaces |
| Pool Area | 400 sqft |
| Porch | Slab |
| Porch Area | 2,373 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 535 N FOREST RD |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-4935 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Block | 5 |
| Legal Lot Number | 9.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 3 |
| Census Block | 3002 |
| Census Tract | 9602 |
535 N Forest Rd is owned and occupied by two individuals.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 535 N FOREST RD, BUFFALO, NY 14221-4935 |
| 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.
| Deed Names | 2 Names on Deed |
|---|---|
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 535 N Forest Rd was $42,140, up 144% 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 | Williamsville Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $42,140.00 (+144.02%) | ||
| 2025 | $17,269.00 (-57.11%) | $2,015,000 (-) Land $214,700 Building $1,800,300 | $2,035,400 (+1.01%) Land $216,874 Building $1,818,526 |
| 2024 | $40,260.00 | $2,015,000 (+75.22%) Land $214,700 Building $1,800,300 | $2,015,000 (+8.63%) Land $214,700 Building $1,800,300 |
| 2023 | $1,150,000 Land $205,700 Building $944,300 | $1,854,839 Land $331,774 Building $1,523,065 | |
| 2019 | $33,314.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 535 N Forest Rd in Zone X, an area of minimal flood risk, within 100 ft of a high-risk flood zone.
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 |
|---|---|
| Nearest Special Flood Hazard Area | Zone AE, within 100 ft |
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 8 (10% premium discount) |
| Nearby Flood Policies | 6 in force |
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 risk around 535 N Forest 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 96% of the US · lower than 95% of New York |
|---|---|
| Wildfire Likelihood | Under 0.01% annual chance |
| Exposure | None beyond 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 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 |
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