Erie County and Amherst Town property record for 77 Willow Ln, Buffalo, NY 14228
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2.5 ba · 1,767 sqft · built 1967 |
| Lot Size | 0.239 acres (10,400 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $370,000 (Jun 2026) |
| Tax Bill | $4,801 (2026) |
| Deeds & Mortgages | Jun 2026 Sale Apr 2026 Line of Credit + 1 more |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 40.15-9-29 |
| Primary APN | 142289 40.15-9-29 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 1,767 sqft Living Area |
| 1st Floor Area | 1,421 sqft |
| Basement Area | 346 sqft |
| Finished Basement | 346 sqft |
| Year Built | Built 1967 |
|---|---|
| Effective Year Built | Effective 1967 |
| Architectural Style | Split Level |
| Exterior Material | Wood |
| Lot Area | 10,400 sqft (0.239 acres) |
| Lot Dimensions | 130 ft deep x 80 ft wide |
| Garage Type | Attached |
| Garage Area | 420 sqft |
| Parking Spaces | 2 Parking Spaces |
| Pool Type | In-Ground Vinyl Pool |
| Pool Area | 595 sqft |
| Heating System | Hot Water |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 77 WILLOW LN |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14228-3433 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 87 12 7 2269 172 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 9 |
| Legal Lot Number | 29.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1005 |
| Census Tract | 9116 |
77 Willow Ln is owned and occupied by two individuals who bought it in June 2026.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 77 WILLOW LN, BUFFALO, NY 14228-3433 |
| Occupancy | Owner Occupied |
| 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 |
|---|---|
| Jun 25, 2026 | Warranty Deed, Transfer |
| Apr 29, 2026 | Deed of Trust, Mortgage · Line of Credit MANUFACTURERS BANK AND TRUST COMPANY |
| May 23, 2019 | Deed of Trust, Mortgage · Conventional Mortgage MERCHANTS & FARMERS BANK |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jun 25, 2026 · Amount on File |
| Deed Sale | Jun 25, 2026 · Amount on File |
| Prior Sale | Jan 28, 2000 · Amount on File |
| Deed Document Number | 20262026116037 |
| Deed Book / Page | 11462 / 6037 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jun 25, 2026 |
| Property Address | 77 WILLOW LN, BUFFALO, NY 14228-3433 |
| Document Number | 0000116037 |
| Book / Page | 11462 / 6037 |
| Instrument Date | Jun 16, 2026 |
| Instrument | 2026116037 |
| Transaction Type | Transfer |
| Record Updated | Oct 23, 2026 |
| Amount | Amount on Record |
|---|---|
| Tax | $149,480.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 77 WILLOW LN, BUFFALO, NY 14228-3433 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Apr 29, 2026 |
| Property Address | 77 WILLOW LN, BUFFALO, NY 14228-3433 |
| Document Number | 0141971084 |
| Book / Page | 14197 / 1084 |
| Instrument Date | Apr 9, 2026 |
| Instrument | 202679352 |
| Transaction Type | Mortgage |
| Record Updated | Jul 12, 2026 |
| Name | Verified Name |
|---|---|
| Address | 77 WILLOW LN, BUFFALO, NY 14228-3433 |
| Document Number | 0000079352, |
|---|---|
| Date | Apr 29, 2026 |
| Book Page | 14197/1084 |
| Instrument | 202679352 |
| Name | MANUFACTURERS BANK AND TRUST COMPANY |
|---|
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|---|
| Rate | 6.11% |
| Initial Type | Adjustable Rate |
| Change Frequency | Monthly |
| Max Rate | -1% |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 77 WILLOW LN, AMHERST, NY 14228-3433 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Name | Verified Name |
|---|
| Document Number | 0138970228 |
|---|---|
| Date | May 23, 2019 |
| Book Page | 13897/0228 |
| Instrument | 2019102595 |
| Name | MERCHANTS & FARMERS BANK |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14203 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 162 Months |
| Due | Nov 18, 2032 |
The 2026 property tax bill for 77 Willow Ln was $4,801 with exemptions applied, down 41.2% 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 | $4,801.00 (-41.21%) Disabled Person's exemption Veteran's exemption | ||
| 2025 | $8,167.00 (+69.93%) | $302,000 (-) Land $59,500 Building $242,500 | $305,100 (+1.03%) Land $60,111 Building $244,989 |
| 2024 | $4,806.00 Disabled Person's exemption Veteran's exemption | $302,000 (+65.03%) Land $59,500 Building $242,500 | $302,000 (+2.32%) Land $59,500 Building $242,500 |
| 2023 | $183,000 Land $29,900 Building $153,100 | $295,161 Land $48,226 Building $246,935 | |
| 2019 | $4,418.00 |
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.
FEMA maps place 77 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 77 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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