Erie County and Amherst Town property record for 86 Meadowbrook Rd, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 1.5 ba · 2,641 sqft · built 1940 |
| Lot Size | 0.2 acres (8,700 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $222,000 (Sep 2019) |
| Tax Bill | $7,716 (2026) |
| Deeds & Mortgages | Jan 2021 Mortgage Sep 2019 Sale |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 68.15-6-22 |
| Primary APN | 142289 68.15-6-22 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 9 Rooms |
| Stories | 2 Stories |
| Building Area | 2,641 sqft Living Area |
| 1st Floor Area | 1,540 sqft |
| 2nd Floor Area | 630 sqft |
| Upper Floors Area | 471 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1940 |
|---|---|
| Effective Year Built | Effective 1940 |
| Architectural Style | Other |
| Exterior Material | Wood |
| Foundation Type | Slab (Mat/Raft) |
| Lot Area | 8,700 sqft (0.2 acres) |
| Lot Dimensions | 145 ft deep x 60 ft wide |
| Pool Area | 512 sqft |
| Porch | Porch |
| Porch Area | 314 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 86 MEADOWBROOK RD |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-5029 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 1614 PT 71 & PT 72 9 12 7 MORNINGSIDE |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 6 |
| Legal Lot Number | 22.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 2 |
| Census Block | 2005 |
| Census Tract | 9402 |
86 Meadowbrook Rd is owned and occupied by two individuals who bought it in September 2019.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 86 MEADOWBROOK RD, BUFFALO, NY 14221-5029 |
| 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 |
|---|---|
| Jan 28, 2021 | Deed of Trust, Mortgage · Conventional Mortgage FREEDOM MORTGAGE CORP |
| Sep 9, 2019 | Warranty Deed, Transfer |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Sep 9, 2019 · Amount on File |
| Deed Sale | Sep 9, 2019 · Amount on File |
| Prior Sale | Mar 12, 1997 · Amount on File |
| Deed Document Number | 2019193539 |
| Deed Book / Page | 11349 / 5589 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 86 MEADOWBROOK RD, WILLIAMSVILLE, NY 14221-5029 |
| Transaction Type | Mortgage |
| Record Updated | Mar 8, 2021 |
| Title Company | CHICAGO TITLE INSURANCE CO |
| Name | Verified Name |
|---|---|
| Address | 86 MEADOWBROOK RD, WILLIAMSVILLE, NY 14221-5029 |
| Document Number | 0139770196 |
|---|---|
| Date | Jan 28, 2021 |
| Book Page | 13977/196 |
| Instrument | 2021016401 |
| Name | FREEDOM MORTGAGE CORP |
|---|---|
| Type | Subprime Lender |
| Address | MOUNT LAUREL, NJ 08054 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 181 Months |
| Due | Feb 1, 2036 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Sep 9, 2019 |
| Property Address | 86 MEADOWBROOK RD, WILLIAMSVILLE, NY 14221-5029 |
| Document Number | 0113495589 |
| Book / Page | 11349 / 5589 |
| Map Reference | MB 1614 |
| Instrument Date | Aug 2, 2019 |
| Instrument | 2019193539 |
| Transaction Type | Transfer |
| Record Updated | Apr 14, 2022 |
| Amount | Amount on Record |
|---|---|
| Tax | $888.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 86 MEADOWBROOK RD, 86, WILLIAMSVILLE, NY 14221-5029 |
| Name | Verified Name |
|---|---|
| Address | 242 GARRISON RD, WILLIAMSVILLE, NY 14221-6902 |
The 2026 property tax bill for 86 Meadowbrook Rd was $7,716, up 135.5% 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 | $7,716.00 (+135.46%) | ||
| 2025 | $3,277.00 (-54.86%) | $366,000 (-) Land $48,500 Building $317,500 | $369,700 (+1.01%) Land $48,990 Building $320,710 |
| 2024 | $7,259.00 | $366,000 (+83%) Land $48,500 Building $317,500 | $366,000 (+13.46%) Land $48,500 Building $317,500 |
| 2023 | $200,000 Land $41,300 Building $158,700 | $322,581 Land $66,613 Building $255,968 | |
| 2019 | $5,519.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 86 Meadowbrook Rd in Zone X, an area of minimal flood risk, though there have been 2 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 |
| Community Rating System | Class 8 (10% premium discount) |
| Nearby Flood Policies | 2 in force |
| Nearby Flood Claims | 2 (1979–1985) |
| Most Recent Claim | Feb 1985 · river or lake flooding |
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 86 Meadowbrook Rd 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 | Direct burnable vegetation |
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 330 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 |
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