Erie County and Amherst Town property record for 74 Willow Ln, Buffalo, NY 14228
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 3 ba · 2,280 sqft · built 1967 |
| Lot Size | 0.254 acres (11,050 sqft) |
| Owner | 2 Individual Names on Record |
| Last Sale | $395,000 (Dec 2023) |
| Tax Bill | $3,826 (2025) |
| Deeds & Mortgages | Dec 2023 Sale & Mortgage Dec 2022 Sale & Mortgage + 1 more |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 40.15-10-1 |
| Primary APN | 142289 40.15-10-1 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 3 Baths |
| Stories | 2 Stories |
| Building Area | 2,280 sqft Living Area |
| 1st Floor Area | 1,430 sqft |
| 2nd Floor Area | 850 sqft |
| Game Room | Game Room |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1967 |
|---|---|
| Effective Year Built | Effective 1967 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 11,050 sqft (0.254 acres) |
| Lot Dimensions | 130 ft deep x 85 ft wide |
| Garage Type | Attached |
| Garage Area | 400 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 160 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Hot Water |
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 74 WILLOW LN |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14228-3432 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2269 178 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 10 |
| Legal Lot Number | 1.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1006 |
| Census Tract | 9116 |
Source: Erie County and Amherst Town records, as of May 19, 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 | 74 WILLOW LN, BUFFALO, NY 14228-3432 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Husband and Wife |
| Date | Document |
|---|---|
| Dec 4, 2023 | Warranty Deed, Transfer · Conventional Mortgage 1ST PRIORITY MORTGAGE INC |
| Dec 1, 2022 | Warranty Deed, Transfer · Conventional Mortgage PREMIUM MORTGAGE CORP |
| Mar 28, 2018 | Deed of Trust, Mortgage · Line of Credit BANK OF AMERICA NA |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Dec 4, 2023 · Amount on Record |
| Deed Sale | Dec 4, 2023 · Amount on Record |
| Prior Sale | Dec 1, 2022 · Amount on Record |
| Deed Document Number | 2023208562 |
| Deed Book / Page | 11425 / 1646 |
| Record Updated | Jun 8, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Dec 4, 2023 |
| Property Address | 74 WILLOW LN, BUFFALO, NY 14228-3432 |
| Document Number | 0114251646 |
| Book / Page | 11425 / 1646 |
| Instrument Date | Nov 30, 2023 |
| Instrument | 2023208562 |
| Transaction Type | Transfer |
| Record Updated | Feb 16, 2024 |
| Amount | Amount Recorded |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,580.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 74 WILLOW LN, AMHERST, NY 14228-3432 |
| Name | Verified Name |
|---|---|
| Address | 156 ROSEMONT DR, AMHERST, NY 14226-1640 |
| Document Number | 0141121598 |
|---|---|
| Date | Dec 4, 2023 |
| Instrument | 14112/1598 |
| Name | 1ST PRIORITY MORTGAGE INC |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount Recorded |
| Term | 360 Months |
| Due | Dec 1, 2053 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Dec 1, 2022 |
| Property Address | 74 WILLOW LN, BUFFALO, NY 14228-3432 |
| Document Number | 0114112360 |
| Book / Page | 11411 / 2360 |
| Instrument Date | Nov 28, 2022 |
| Instrument | 2022224801 |
| Transaction Type | Transfer |
| Record Updated | Feb 16, 2024 |
| Title Company | STEWART TITLE, STEWART TITLE INSURANCE CO |
| Amount | Amount Recorded |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,552.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 74 WILLOW LN, AMHERST, NY 14228-3432 |
| Name | Verified Name |
|---|---|
| Address | 74 WILLOW LN, AMHERST, NY 14228-3432 |
| Document Number | 0140762521 |
|---|---|
| Date | Dec 1, 2022 |
| Instrument | 14076/2521 |
| Name | PREMIUM MORTGAGE CORP |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount Recorded |
| Term | 361 Months |
| Due | Jan 1, 2053 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 74 WILLOW LN, AMHERST, NY 14228-3432 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Title Company | WFG LENDER SERVICES |
| Name | Verified Name |
|---|
| Document Number | 0138501977 |
|---|---|
| Date | Mar 28, 2018 |
| Book Page | 13850/1977 |
| Instrument | 2018059893 |
| Name | BANK OF AMERICA NA |
|---|---|
| Type | Bank |
| Address | CHARLOTTE, NC 28255 |
| Type | Line of Credit |
|---|---|
| Amount | Amount Recorded |
| Term | 360 Months |
| Due | Mar 19, 2048 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
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 |
|---|---|---|---|
| 2025 | $3,826.00 (-59.58%) | $400,000 (-) Land $59,500 Building $340,500 | $404,000 (+1%) Land $60,095 Building $343,905 |
| 2024 | $9,466.00 (+66.65%) | $400,000 (+77.78%) Land $59,500 Building $340,500 | $400,000 (+10.22%) Land $59,500 Building $340,500 |
| 2023 | $225,000 Land $30,900 Building $194,100 | $362,903 Land $49,839 Building $313,064 | |
| 2019 | $5,680.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
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.
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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