Erie County and Amherst Town property record for 85 Willow Ln, Buffalo, NY 14228
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,449 sqft · built 1967 |
| Lot Size | 0.239 acres (10,400 sqft) |
| Owner | Individual Name on File |
| Last Sale | $260,000 (Feb 2023) |
| Tax Bill | $5,200 (2026) |
| Deeds & Mortgages | Feb 2024 Mortgage Feb 2023 Sale |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 40.15-9-30 |
| Primary APN | 142289 40.15-9-30 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 1,449 sqft Living Area |
| 1st Floor Area | 1,149 sqft |
| Basement Area | 300 sqft |
| Finished Basement | 300 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1967 |
|---|---|
| Effective Year Built | Effective 1967 |
| Architectural Style | Split Level |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 10,400 sqft (0.239 acres) |
| Lot Dimensions | 130 ft deep x 80 ft wide |
| Garage Type | Attached |
| Garage Area | 500 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Porch |
| Porch Area | 208 sqft |
| Heating System | Hot Water |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 85 WILLOW LN |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14228-3433 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2269 171 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 9 |
| Legal Lot Number | 30.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1005 |
| Census Tract | 9116 |
85 Willow Ln is owned by an individual who bought it in February 2023.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 65 HENNEPIN RD, BUFFALO, NY 14228-2203 |
| 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.
| Date | Document |
|---|---|
| Feb 14, 2024 | Deed of Trust, Mortgage · Conventional Mortgage CROSSCOUNTRY MORTGAGE LLC |
| Feb 24, 2023 | Warranty Deed, Transfer |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Feb 24, 2023 · Amount on File |
| Deed Sale | Feb 24, 2023 · Amount on File |
| Prior Sale | Jul 25, 2012 · Amount on File |
| Deed Document Number | 202334019 |
| Deed Book / Page | 11414 / 3851 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 85 WILLOW LN, BUFFALO, NY 14228-3433 |
| Transaction Type | Mortgage |
| Record Updated | Mar 18, 2024 |
| Title Company | FIRST AMERICAN TITLE, FIRST AMERICAN MORTGAGE SLN |
| Name | Verified Name |
|---|---|
| Address | 65 HENNEPIN RD, BUFFALO, NY 14228-2203 |
| Document Number | 0141185220 |
|---|---|
| Date | Feb 14, 2024 |
| Book Page | 14118/5220 |
| Instrument | 2024025543 |
| Name | CROSSCOUNTRY MORTGAGE LLC |
|---|---|
| Type | Mortgage Company |
| Address | CLEVELAND, OH 44114 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 181 Months |
| Due | Mar 1, 2039 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Feb 24, 2023 |
| Property Address | 85 WILLOW LN, BUFFALO, NY 14228-3433 |
| Document Number | 0114143851 |
| Book / Page | 11414 / 3851 |
| Map Reference | MAP 2269 |
| Instrument Date | Jan 17, 2023 |
| Instrument | 2023034019 |
| Transaction Type | Transfer |
| Record Updated | Mar 22, 2023 |
| Amount | Amount on Record |
|---|---|
| Tax | $1,040.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 85 WILLOW LN, AMHERST, NY 14228-3433 |
| Name | Verified Name |
|---|---|
| Address | 65 HENNEPIN RD, AMHERST, NY 14228-2203 |
The 2026 property tax bill for 85 Willow Ln was $5,200, up 71.1% 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 | $5,200.00 (+71.11%) | ||
| 2025 | $3,039.00 (-53.19%) | $260,000 (-) Land $58,000 Building $202,000 | $262,600 (+1%) Land $58,580 Building $204,020 |
| 2024 | $6,492.00 | $260,000 (+57.58%) Land $58,000 Building $202,000 | $260,000 (-2.3%) Land $58,000 Building $202,000 |
| 2023 | $165,000 Land $29,900 Building $135,100 | $266,129 Land $48,226 Building $217,903 | |
| 2019 | $4,485.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 85 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 85 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 |
Search by:
By searching, you agree to: Terms • Privacy • Disclosures