Erie County and Amherst Town property record for 85 Viscount Dr, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 3,022 sqft · built 1990 |
| Lot Size | 0.624 acres (27,136 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $690,300 (Sep 2025) |
| Tax Bill | $10,989 (2026) |
| Deeds & Mortgages | Sep 2025 Sale & Mortgage Sep 2025 Sale |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 42.18-1-29 |
| Primary APN | 142289 42.18-1-29 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 3,022 sqft Living Area |
| 1st Floor Area | 1,636 sqft |
| 2nd Floor Area | 1,386 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1990 |
|---|---|
| Effective Year Built | Effective 1990 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 27,136 sqft (0.624 acres) |
| Lot Dimensions | 212 ft deep x 127 ft wide |
| Garage Type | Attached |
| Garage Area | 484 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 356 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 85 VISCOUNT DR |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-1769 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2600 35 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 1 |
| Legal Lot Number | 29.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1007 |
| Census Tract | 9007 |
85 Viscount Dr is owned by two individuals who bought it in September 2025.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 30 PATRICE TER, BUFFALO, NY 14221-4758 |
| 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 |
|---|---|
| Sep 3, 2025 | Bargain and Sale Deed, Transfer · Conventional Mortgage BANK OF AMERICA NA |
| Sep 3, 2025 | Warranty Deed, Transfer |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Sep 3, 2025 · Amount on File |
| Deed Sale | Sep 3, 2025 · Amount on File |
| Prior Sale | Sep 3, 2025 · Amount on File |
| Deed Document Number | 2025160480 |
| Deed Book / Page | 11450 / 867 |
| Record Updated | Oct 29, 2026 |
| Document Type | Bargain and Sale Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Sep 3, 2025 |
| Property Address | 85 VISCOUNT DR, WILLIAMSVILLE, NY 14221-1769 |
| Document Number | 0114500867 |
| Book / Page | 11450 / 867 |
| Instrument Date | Sep 3, 2025 |
| Instrument | 2025160480 |
| Transaction Type | Transfer |
| Record Updated | Apr 3, 2026 |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $2,762.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 2600 DALLAS PKWY STE 550, 550, FRISCO, TX 75034-7494 |
| Name | Verified Name |
|---|---|
| Address | 30 PATRICE TER, AMHERST, NY 14221-4758 |
| Document Number | 0141727790 |
|---|---|
| Date | Sep 3, 2025 |
| Instrument | 14172/7790 |
| Name | BANK OF AMERICA NA |
|---|---|
| Type | Bank |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Oct 1, 2055 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Sep 3, 2025 |
| Property Address | 85 VISCOUNT DR, WILLIAMSVILLE, NY 14221-1769 |
| Document Number | 0114500863 |
| Book / Page | 11450 / 863 |
| Instrument Date | Sep 3, 2025 |
| Instrument | 2025160479 |
| Transaction Type | Transfer |
| Record Updated | Nov 5, 2025 |
| Amount | Amount on Record |
|---|---|
| Tax | $2,762.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 85 VISCOUNT DR, BUFFALO, NY 14221-1769 |
| Name | Verified Name |
|---|---|
| Address | 2600 DALLAS PKWY STE 550, 550, FRISCO, TX 75034-7494 |
| Investor | Possibly a Property Investor |
The 2026 property tax bill for 85 Viscount Dr was $10,989, up 132.8% 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 | $10,989.00 (+132.77%) | ||
| 2025 | $4,721.00 (-57.4%) | $516,000 (-) Land $122,500 Building $393,500 | $521,200 (+1.01%) Land $123,734 Building $397,466 |
| 2024 | $11,081.00 | $516,000 (+49.57%) Land $122,500 Building $393,500 | $516,000 (-7.27%) Land $122,500 Building $393,500 |
| 2023 | $345,000 Land $113,500 Building $231,500 | $556,452 Land $183,065 Building $373,387 | |
| 2019 | $10,089.00 |
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 85 Viscount Dr in Zone X, an area of minimal flood risk.
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 |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 8 (10% premium discount) |
| Nearby Flood Policies | 4 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 85 Viscount Dr 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 98% of the US · lower than 97.9% 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 74 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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