Erie County and Amherst Town property record for 87 S Forest Rd, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,656 sqft · built 1951 |
| Lot Size | 0.314 acres (13,650 sqft) |
| Owner | 2 Individual Names on Record |
| Last Sale | $425,000 (Nov 2025) |
| Tax Bill | $2,862 (2025) |
| Deeds & Mortgages | Nov 2025 Sale & Mortgage Jun 2018 Line of Credit |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 80.11-9-6 |
| Primary APN | 142289 80.11-9-6 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 1,656 sqft Living Area |
| 1st Floor Area | 828 sqft |
| 2nd Floor Area | 828 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1951 |
|---|---|
| Effective Year Built | Effective 1951 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 13,650 sqft (0.314 acres) |
| Lot Dimensions | 181 ft deep x 75 ft wide |
| Garage Type | Attached |
| Garage Area | 280 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Patio |
| Porch Area | 216 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 87 S FOREST RD |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-6425 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 1369 11S 1O 75 X 181 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 9 |
| Legal Lot Number | 6.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 2 |
| Census Block | 2003 |
| Census Tract | 9504 |
Source: Erie County and Amherst Town records, as of June 26, 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 | 87 S FOREST RD, BUFFALO, NY 14221-6425 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Husband and Wife |
| Date | Document |
|---|---|
| Nov 24, 2025 | Warranty Deed, Transfer · Conventional Mortgage KEY BANK NA |
| Jun 1, 2018 | Deed of Trust, Mortgage · Line of Credit KEYBANK USA |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Nov 24, 2025 · Amount on Record |
| Deed Sale | Nov 24, 2025 · Amount on Record |
| Prior Sale | Oct 16, 2024 · Amount on Record |
| Deed Document Number | 2025214102 |
| Deed Book / Page | 11453 / 7547 |
| Record Updated | Sep 20, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Nov 24, 2025 |
| Property Address | 87 S FOREST RD, WILLIAMSVILLE, NY 14221-6425 |
| Document Number | 0114537547 |
| Book / Page | 11453 / 7547 |
| Instrument Date | Sep 23, 2025 |
| Instrument | 2025214102 |
| Transaction Type | Transfer |
| Record Updated | Jan 23, 2026 |
| Amount | Amount Recorded |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,700.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 44 DROVER CIRCLE, STOUFFVILLE XX |
| Name | Verified Name |
|---|---|
| Address | 87 S FOREST RD, BUFFALO, NY 14221-6425 |
| Document Number | 0141819215 |
|---|---|
| Date | Nov 24, 2025 |
| Instrument | 14181/9215 |
| Name | KEY BANK NA |
|---|---|
| Type | Bank |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount Recorded |
| Term | 180 Months |
| Due | Nov 1, 2040 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 87 S FOREST RD, WILLIAMSVILLE, NY 14221-6425 |
| Document Number | 0138588280 |
| Instrument Date | Jun 1, 2018 |
| Transaction Type | Mortgage |
| Record Updated | Jul 9, 2018 |
| Title Company | ACCURATE EQUITY GROUP |
| Name | Verified Name |
|---|---|
| Address | 87 S FOREST RD WILLIAMSVILLE NY 142216425, WILLIAMSVILLE, NY 14221-6425 |
| Document Number | 0138588280 |
|---|---|
| Date | Jun 13, 2018 |
| Book Page | 013858/008280 |
| Name | KEYBANK USA |
|---|---|
| Type | Bank |
| Address | BROOKLYN, OH 44144 |
| Type | Line of Credit |
|---|---|
| Amount | Amount Recorded |
| Rate Type | Adjustable Rate |
|---|
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 |
|---|---|---|---|
| 2025 | $2,862.00 (-55.77%) | $310,000 (-) Land $62,800 Building $247,200 | $313,100 (+1%) Land $63,428 Building $249,672 |
| 2024 | $6,470.00 (+27.97%) Homeowner's exemption | $310,000 (+64.89%) Land $62,800 Building $247,200 | $310,000 (+2.23%) Land $62,800 Building $247,200 |
| 2023 | $188,000 Land $30,800 Building $157,200 | $303,226 Land $49,677 Building $253,549 | |
| 2019 | $5,056.00 |
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.
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.
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 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 328 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 · Fixed Wireless in parts of the area | 980 / 880 |
| T-Mobile Fixed Wireless | 100 / 20 |
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