Erie County and Clarence Town property record for 8550 Howard Dr, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,928 sqft · built 1940 |
| Lot Size | 0.315 acres (13,680 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $4,273 (2026) |
| Deeds & Mortgages | Jan 2018 Sale Sep 2017 Line of Credit + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 143200 82.07-3-8 |
| Primary APN | 143200 82.07-3-8 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 1,928 sqft Living Area |
| 1st Floor Area | 1,109 sqft |
| Upper Floors Area | 819 sqft |
| Game Room | Game Room |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1940 |
|---|---|
| Effective Year Built | Effective 1940 |
| Architectural Style | Cape Cod |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 13,680 sqft (0.315 acres) |
| Lot Dimensions | 144 ft deep x 95 ft wide |
| Garage Type | Detached |
| Garage Area | 880 sqft |
| Parking Spaces | 4 Parking Spaces |
| Porch | Slab |
| Porch Area | 138 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Gas |
| Sewer | Septic |
| Water Source | Commercial |
| Account Number | 022-0337000 |
|---|---|
| Street Address | 8550 HOWARD DR |
| City | BUFFALO |
| State | NY |
| Zip | 14221-7413 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | MC 1642 E PRT SL 54 SEC13 95 X 144 |
| Legal Subdivision | THE HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 3 |
| Legal Lot Number | 8.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | CLARENCE |
| Census Block Group | 2 |
| Census Block | 2017 |
| Census Tract | 14601 |
8550 Howard Dr is owned and occupied by two individuals who acquired it in January 2018.
Source: Erie County and Clarence Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 8550 HOWARD DR, BUFFALO, NY 14221-7413 |
| Occupancy | Owner Occupied |
| 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 |
|---|---|
| Jan 16, 2018 | Warranty Deed, Transfer |
| Sep 21, 2017 | Deed of Trust, Mortgage · Line of Credit KEYBANK USA |
| Sep 21, 2017 | Deed of Trust, Mortgage · Conventional Mortgage KEYBANK USA |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Jan 2, 2018 |
| Transfer Doc | 0113242854 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jan 16, 2018 |
| Property Address | 8550 HOWARD DR, BUFFALO, NY 14221-7413 |
| Document Number | 0113242854 |
| Book / Page | 011324 / 002854 |
| Instrument Date | Jan 2, 2018 |
| Transaction Type | Transfer |
| Record Updated | Feb 13, 2018 |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Husband and Wife |
| Address | 8550 HOWARD DR WILLIAMSVILLE NY 142217413, WILLIAMSVILLE, NY 14221-7413 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 8550 HOWARD DR, BUFFALO, NY 14221-7413 |
| Document Number | 0138311408 |
| Instrument Date | Sep 21, 2017 |
| Transaction Type | Mortgage |
| Record Updated | Oct 11, 2019 |
| Title Company | NOT AVAILABLE |
| Name | Verified Name |
|---|---|
| Address | 8550 HOWARD DR WILLIAMSVILLE NY 142217413, WILLIAMSVILLE, NY 14221-7413 |
| Document Number | 0138311408 |
|---|---|
| Date | Oct 12, 2017 |
| Book Page | 013831/001408 |
| Name | KEYBANK USA |
|---|---|
| Type | Bank |
| Address | BROOKLYN, OH 44144 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 60 Months |
| Due | Oct 11, 2022 |
| Rate Type | Adjustable Rate |
|---|
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 8550 HOWARD DR, BUFFALO, NY 14221-7413 |
| Document Number | 0138497238 |
| Instrument Date | Sep 21, 2017 |
| Transaction Type | Mortgage |
| Record Updated | Apr 9, 2018 |
| Name | Verified Name |
|---|---|
| Address | 8550 HOWARD DR WILLIAMSVILLE NY 142217413, WILLIAMSVILLE, NY 14221-7413 |
| Document Number | 0138497238 |
|---|---|
| Date | Mar 23, 2018 |
| Book Page | 013849/007238 |
| Name | KEYBANK USA |
|---|---|
| Type | Bank |
| Address | BROOKLYN, OH 44144 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 60 Months |
| Due | Mar 22, 2023 |
The 2026 property tax bill for 8550 Howard Dr was $4,273, up 175.1% from the year before.
Source: Erie County and Clarence Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | Clarence Town |
| Unified School District | Clarence Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $4,273.00 (+175.14%) | ||
| 2025 | $1,553.00 (-63.86%) | $274,000 (-) Land $65,000 Building $209,000 | $274,000 (-) Land $65,000 Building $209,000 |
| 2024 | $4,297.00 | $274,000 (+30.48%) Land $65,000 Building $209,000 | $274,000 (+4.38%) Land $65,000 Building $209,000 |
| 2023 | $210,000 Land $60,000 Building $150,000 | $262,500 Land $75,000 Building $187,500 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 8550 Howard Dr in Zone X, an area of minimal flood risk, though there have been 4 flood claims nearby since 1979.
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 |
| Nearby Flood Policies | 1 in force |
| Nearby Flood Claims | 4 (1979–1980) |
| Most Recent Claim | Apr 1980 · 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.
Wildfire risk around 8550 Howard 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 95% of the US · lower than 94% 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 DIRECT public/private · serves 313,380 people · EPA ID NY1400443 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Nov 2025 |
| Lead | 6 ppb (2025) 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 268 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 Fiber | 980 / 880 |
| T-Mobile Fixed Wireless | 100 / 20 |
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