Erie County and West Seneca Town property record for 88 Hemlock Dr, Buffalo, NY 14224
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 2,016 sqft · built 1978 |
| Lot Size | 0.207 acres (9,000 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $190,000 (Sep 2006) |
| Tax Bill | $8,572 (2026) |
| Deeds & Mortgages | Jun 2026 Line of Credit Jan 2022 Mortgage + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 29-219-225 |
| Primary APN | 29-219-225 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 8 Rooms |
| Stories | 2 Stories |
| Building Area | 2,016 sqft Living Area |
| 1st Floor Area | 1,008 sqft |
| 2nd Floor Area | 1,008 sqft |
| Game Room | Game Room |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1978 |
|---|---|
| Effective Year Built | Effective 1983 |
| Architectural Style | Colonial |
| Exterior Material | Brick |
| Lot Area | 9,000 sqft (0.207 acres) |
| Lot Dimensions | 120 ft deep x 75 ft wide |
| Garage Type | Attached |
| Garage Area | 876 sqft |
| Parking Spaces | 3 Parking Spaces |
| Pool Type | In-Ground Vinyl Pool |
|---|---|
| Pool Area | 392 sqft |
| Porch | Patio |
| Porch Area | 312 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 29-219-225 |
|---|---|
| Street Address | 88 HEMLOCK DR |
| City | BUFFALO |
| State | NY |
| Zip | 14224-4208 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | 05 - COMME |
| Legal Description | MC-2188 SL-45 (FL-380) WOODCREST S/D 75 X 120.00 |
| Legal Subdivision | BUFFALO CREEK RESERVATION |
| Legal Block | 8 |
| Legal Lot Number | 6.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | WEST SENECA |
| Census Block Group | 3 |
| Census Block | 3001 |
| Census Tract | 12003 |
88 Hemlock Dr is owned and occupied by two individuals who bought it in September 2006.
Source: Erie County and West Seneca Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 88 HEMLOCK DR, BUFFALO, NY 14224-4208 |
| 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 |
|---|---|
| Jun 9, 2026 | Deed of Trust, Mortgage · Line of Credit MANUFACTURERS BANK AND TRUST COMPANY |
| Jan 3, 2022 | Deed of Trust, Mortgage · Conventional Mortgage M & T BANK |
| Aug 20, 2018 | Deed of Trust, Mortgage · Line of Credit MANUFACTURERS & TRADERS TRUST CO |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Sep 29, 2006 · Amount on File |
| Deed Sale | Sep 29, 2006 · Amount on File |
| Deed Document Number | 2006216176 |
| Deed Book / Page | 11120 / 21 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jun 9, 2026 |
| Property Address | 88 HEMLOCK DR, BUFFALO, NY 14224-4208 |
| Document Number | 0000105127 |
| Book / Page | 14201 / 1305 |
| Instrument Date | May 23, 2026 |
| Instrument | 2026105127 |
| Transaction Type | Mortgage |
| Record Updated | Jul 31, 2026 |
| Name | Verified Name |
|---|---|
| Address | 88 HEMLOCK DR, BUFFALO, NY 14224-4208 |
| Document Number | 0000105127, |
|---|---|
| Date | Jun 9, 2026 |
| Book Page | 14201/1305 |
| Instrument | 2026105127 |
| Name | MANUFACTURERS BANK AND TRUST COMPANY |
|---|
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|---|
| Rate | 6.23% |
| Initial Type | Adjustable Rate |
| Change Frequency | Monthly |
| Max Rate | -1% |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 88 HEMLOCK DR, BUFFALO, NY 14224-4208 |
| Transaction Type | Mortgage |
| Record Updated | May 23, 2022 |
| Name | Verified Name |
|---|---|
| Address | 88 HEMLOCK DR, BUFFALO, NY 14224-4208 |
| Document Number | 0140335509 |
|---|---|
| Date | Jan 3, 2022 |
| Book Page | 14033/5509 |
| Instrument | 2022000561 |
| Name | M & T BANK |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14203 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Jan 1, 2052 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 88 HEMLOCK DR, BUFFALO, NY 14224-4208 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Name | Verified Name |
|---|
| Document Number | 0138671995 |
|---|---|
| Date | Aug 20, 2018 |
| Book Page | 13867/1995 |
| Instrument | 2018165849 |
| Name | MANUFACTURERS & TRADERS TRUST CO |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14224 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
The 2026 property tax bill for 88 Hemlock Dr was $8,572 with a homeowner's exemption, up 1.5% from the year before.
Source: Erie County and West Seneca Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | West Seneca Town |
| Unified School District | Orchard Park Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $8,572.00 (+1.49%) Homeowner's exemption | ||
| 2025 | $8,446.00 (-2.53%) | $86,200 (-) Land $13,900 Building $72,300 | $359,200 (+4.18%) Land $57,922 Building $301,278 |
| 2024 | $8,665.00 Homeowner's exemption | $86,200 (-) Land $13,900 Building $72,300 | $344,800 (+4%) Land $55,600 Building $289,200 |
| 2023 | $86,200 Land $13,900 Building $72,300 | $331,538 Land $53,461 Building $278,077 | |
| 2019 | $7,554.00 |
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.
FEMA maps place 88 Hemlock Dr in Zone X, an area of minimal flood risk.
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 |
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 88 Hemlock 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 96% of the US · lower than 95% 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 WEST SENECA serves 23,557 people · EPA ID NY1404543 |
|---|---|
| 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 261 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 |
| Starlink Satellite | 280 / 30 |
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