54 Willowgrove E, Tonawanda, NY 14150 Property Records

Erie County and Tonawanda Town property record for 54 Willowgrove E, Tonawanda, NY 14150

Property Summary

Property Type	Single Family Home
Details	4 bd · 2 ba · 1,858 sqft · built 1966
Lot Size	0.233 acres (10,140 sqft)
Owner	2 Individual Names on Record
Last Sale	$385,000 (Oct 2025)
Tax Bill	$11,407 (2026)
Deeds & Mortgages	Oct 2025 Sale & Mortgage
Flood Zone	Zone X (moderate risk)
APN	`022-0523000`

Property Details

APN / Parcel Number

Primary APN	`022-0523000`
Alternative APNs	`64890392000005021000` `146489 39.20-5-21`

Interior

Bedrooms	4 Beds
Full Baths	2 Baths
Total Rooms	7 Rooms
Stories	2 Stories
Building Area	1,858 sqft Living Area
1st Floor Area	804 sqft
2nd Floor Area	1,054 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1966
Effective Year Built	Effective 1966
Architectural Style	Colonial
Exterior Material	Wood
Lot Area	10,140 sqft (0.233 acres)
Lot Dimensions	130 ft deep x 78 ft wide
Garage Type	Attached
Garage Area	800 sqft
Parking Spaces	3 Parking Spaces
Porch	Slab
Porch Area	64 sqft

Utilities, Heating & Cooling

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

Location & Zoning

Account Number	022-0523000
Street Address	54 WILLOWGROVE E
City	TONAWANDA
State	NY
Zip	14150-4525
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	A
Legal Description	COR W WILLOWGROVE S 2176 PT 21 78 X 130
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	5
Legal Lot Number	21.000
Jurisdiction	ERIE NY
Township / Civil Division	TONAWANDA
Census Block Group	4
Census Block	4012
Census Tract	7905

Owner

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

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	2 Individual Names on Record
Mailing Address	54 WILLOWGROVE E, TONAWANDA, NY 14150-4525
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Husband and Wife

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Oct 9, 2025 · Amount on Record
Deed Sale	Oct 9, 2025 · Amount on Record
Deed Document Number	2025185277
Deed Book / Page	11451 / 7622
Record Updated	Oct 29, 2026

October 2025: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	Oct 9, 2025
Property Address	54 WILLOWGROVE E, TONAWANDA, NY 14150-4525
Document Number	0114517622
Book / Page	11451 / 7622
Instrument Date	Sep 29, 2025
Instrument	2025185277
Transaction Type	Transfer
Record Updated	Dec 11, 2025
Title Company	FIRST AMERICAN TITLE, FIRST AMERICAN MORTGAGE SLN

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$1,540.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	33662 VIA LAGOS, DANA POINT, CA 92629-2054

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	54 WILLOWGROVE E, TONAWANDA, NY 14150-4525

Mortgage

Document Number	0014177684
Date	Oct 9, 2025
Instrument	14177/684

Lender

Name	CROSSCOUNTRY MORTGAGE LLC
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Nov 1, 2055

Tax Assessment & Valuation

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

Property Jurisdictions

Type	Name
State	New York
County	Erie County
County Subdivision	Tonawanda Town
Unified School District	Kenmore-Tonawanda Union Free School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$11,407.00 (+178.29%)
2025	$4,099.00 (+5.86%)	$90,100 (-) Land $15,800 Building $74,300	$429,000 (+9.51%) Land $75,230 Building $353,770
2024	$3,872.00 (-43.96%) Homeowner's exemption Senior Citizen's exemption	$90,100 (-) Land $15,800 Building $74,300	$391,739 (+4.35%) Land $68,696 Building $323,043
2023		$90,100 Land $15,800 Building $74,300	$375,400 Land $65,830 Building $309,570
2019	$6,909.00

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

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
Nearest Special Flood Hazard Area	Zone AH, within 500 ft
Flood Insurance Requirement	Not required lenders may require it
Nearby Flood Policies	2 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

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Low lower than 99.1% of the US · lower than 99.2% 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	TONAWANDA, TOWN WATER DEPT. serves 72,571 people · EPA ID NY1404556
Water Source	Surface water
Last State Inspection	Oct 2025
Lead	2 ppb (2022–2024) 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 633 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 35
Verizon Fiber	980 / 880
T-Mobile Fixed Wireless	100 / 20