85 Windsor Ave, Buffalo, NY 14209 Property Records

Erie County and Buffalo City property record for 85 Windsor Ave, Buffalo, NY 14209

Property Summary

Property Type	Single Family Home
Details	5 bd · 3.5 ba · 3,412 sqft · built 1938
Lot Size	0.179 acres (7,800 sqft)
Owner	2 Individual Names on Record
Last Sale	$1,290,000 (Aug 2025)
Tax Bill	$2,714 (2026)
Deeds & Mortgages	Jul 2021 Second Mortgage Aug 2025 Sale & Mortgage + 4 more
Flood Zone	Zone X (minimal risk)
APN	`140200 89.63-1-23`

Property Details

APN / Parcel Number

Primary APN	`140200 89.63-1-23`
Alternative APNs	`02000896300001023000` `04012500`

Interior

Bedrooms	5 Beds
Full Baths	3.5 Baths
Half Baths	1 Half Bath
Total Rooms	10 Rooms
Stories	2 Stories
Building Area	3,412 sqft Living Area
1st Floor Area	1,495 sqft
2nd Floor Area	1,917 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1938
Effective Year Built	Effective 1938
Architectural Style	Traditional
Exterior Material	Brick
Lot Area	7,800 sqft (0.179 acres)
Lot Dimensions	156 ft deep x 50 ft wide
Garage Type	Attached
Garage Area	414 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

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

Location & Zoning

Account Number	04012500
Street Address	85 WINDSOR AVE
City	BUFFALO
State	NY
Zip	14209-1018
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	N-4-50
Legal Description	193. N BIRD EXC 5X2 IN REAR
Legal Subdivision	THE HOLLAND LAND COMPANYS SURVEY
Legal Block	1
Legal Lot Number	23.000
Jurisdiction	ERIE NY
Township / Civil Division	BUFFALO
Census Block Group	1
Census Block	1011
Census Tract	6302

Historic Designation

Source: NPS National Register of Historic Places, as of August 1, 2026

Historic District	Within the Elmwood Historic District East listed 2016 · 2,450 contributing resources · NRIS 16000108

Federal listing alone does not restrict alterations; local historic district rules, which this data does not cover, may apply.

Owner

Source: Erie County and Buffalo City 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	2054 CENTER ST, EAST AURORA, NY 14052-9750
Owner Type	Individual
Vesting	Individual(s)

Deeds, Mortgages & Sale History

Date	Document
Jul 1, 2021	Deed of Trust, Mortgage · Stand-Alone Second Mortgage NORTHWEST BANK
Aug 7, 2025	Warranty Deed, Transfer · Conventional Mortgage CITIBANK NA
Jul 9, 2019	Deed of Trust, Mortgage · Conventional Mortgage NORTHWEST BANK
May 20, 2020	Deed of Trust, Mortgage · Conventional Mortgage NORTHWEST BANK
Apr 23, 2020	Loan Modification, Mortgage · Conventional Mortgage NORTHWEST BK
Nov 22, 2016	Deed of Trust, Mortgage · Line of Credit KEYBANK USA

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Aug 7, 2025 · Amount on Record
Deed Sale	Aug 7, 2025 · Amount on Record
Prior Sale	Mar 28, 2016 · Amount on Record
Deed Document Number	2025142384
Deed Book / Page	11448 / 9534
Record Updated	Oct 29, 2026

July 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	ERIE NY
Property Address	85 WINDSOR AVE, BUFFALO, NY 14209-1018
Transaction Type	Mortgage
Record Updated	Oct 7, 2025
Title Company	ACCURATE EQUITY GROUP

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	85 WINDSOR AVE, BUFFALO, NY 14209-1018

Mortgage

Document Number	0140026093
Date	Jul 1, 2021
Book Page	14002/6093
Instrument	2021127483

Lender

Name	NORTHWEST BANK
Type	Bank
Address	WARREN, PA 16365

Agreement

Type	Stand-Alone Second Mortgage
Amount	Amount Recorded
Term	119 Months
Due	Jun 21, 2031

August 2025: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	Aug 7, 2025
Property Address	85 WINDSOR AVE, BUFFALO, NY 14209-1018
Document Number	0114489534
Book / Page	11448 / 9534
Instrument Date	Aug 7, 2025
Instrument	2025142384
Transaction Type	Transfer
Record Updated	Oct 7, 2025
Title Company	CHICAGO TITLE COMPANY, CHICAGO TITLE INSURANCE CO

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$18,060.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	85 WINDSOR AVE, BUFFALO, NY 14209-1018

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2054 CENTER ST, EAST AURORA, NY 14052-9750

Mortgage

Document Number	0141698865
Date	Aug 7, 2025
Instrument	14169/8865

Lender

Name	CITIBANK NA
Type	Bank

Agreement

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

July 2019: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	ERIE NY
Property Address	85 WINDSOR AVE, BUFFALO, NY 14209-1018
Transaction Type	Mortgage
Record Updated	Feb 5, 2021

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0139021964
Date	Jul 9, 2019
Book Page	13902/1964
Instrument	2019138851

Lender

Name	NORTHWEST BANK
Type	Bank
Address	WARREN, PA 16365

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Aug 1, 2049

May 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	ERIE NY
Property Address	85 WINDSOR AVE, BUFFALO, NY 14209-1018
Transaction Type	Mortgage
Record Updated	Feb 5, 2021

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0139402851
Date	May 20, 2020
Book Page	13940/2851
Instrument	2020083517

Lender

Name	NORTHWEST BANK
Type	Bank
Address	WARREN, PA 16365

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	May 1, 2050

April 2020: Loan Modification, Mortgage

Document Type	Loan Modification
Jurisdiction	ERIE NY
Property Address	85 WINDSOR AVE, BUFFALO, NY 14209-1018
Document Number	0113606082
Instrument Date	Apr 23, 2020
Transaction Type	Mortgage
Record Updated	Jun 16, 2020
Title Company	STEWART TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	85 WINDSOR AVE BUFFALO NY 142091018, BUFFALO, NY 14209-1018

Mortgage

Document Number	0113606082
Date	May 20, 2020
Book Page	011360/006082

Lender

Name	NORTHWEST BK
Type	Bank
Address	WARREN, PA 16365

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded

November 2016: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	ERIE NY
Property Address	85 WINDSOR AVE, BUFFALO, NY 14209-1018
Document Number	0137983243
Book / Page	013798 / 003243
Instrument Date	Nov 22, 2016
Transaction Type	Mortgage
Record Updated	Sep 1, 2017
Title Company	OLD REPUBLIC TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	85 WINDSOR AVE BUFFALO NY 142091018, BUFFALO, NY 14209-1018

Mortgage

Document Number	0137983243
Date	Jan 20, 2017
Book Page	013798/003243

Lender

Name	KEYBANK USA
Type	Bank
Address	BROOKLYN, OH 44144

Agreement

Type	Line of Credit
Amount	Amount Recorded

Interest

Rate Type	Adjustable Rate

Tax Assessment & Valuation

Source: Erie County and Buffalo City assessment roll, as of May 19, 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
Municipality	Buffalo City
Unified School District	Buffalo City School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$2,714.00 (-65.66%)
2025	$7,903.00 (+7.04%)	$822,000 (+80.86%) Land $153,000 Building $669,000	$822,000 (+11.23%) Land $153,000 Building $669,000
2024	$7,383.00 (+212.71%)	$454,500 (-) Land $146,000 Building $308,500	$739,024 (+13.82%) Land $237,398 Building $501,626
2023	$2,361.00	$454,500 Land $146,000 Building $308,500	$649,286 Land $208,572 Building $440,714

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

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

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.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	BUFFALO WATER AUTHORITY serves 276,000 people · EPA ID NY1400422
Water Source	Surface water
Last State Inspection	Jul 2023
Lead	3 ppb (2026) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	2 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 731 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable · Fiber in parts of the area	1,000 / 1,000
Verizon Fixed Wireless	1,000 / 75
T-Mobile Fixed Wireless	100 / 20

May also be available: Greenlight Networks.

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