Erie County and Amherst Town property record for 88 Thistle Lea, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 2 bd · 2 ba · 1,426 sqft · built 1968 |
| Lot Size | 0.242 acres (10,500 sqft) |
| Owner | Company Name on File |
| Tax Bill | $5,731 (2026) |
| Deeds & Mortgages | Feb 2019 Transfer Apr 2017 Sale |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 68.14-10-33 |
| Primary APN | 142289 68.14-10-33 |
|---|---|
| Alternative APN |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,426 sqft Living Area |
| 1st Floor Area | 1,426 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1968 |
|---|---|
| Effective Year Built | Effective 1968 |
| Architectural Style | Ranch |
| Exterior Material | Brick |
| Lot Area | 10,500 sqft (0.242 acres) |
| Lot Dimensions | 140 ft deep x 75 ft wide |
| Garage Type | Attached |
| Garage Area | 484 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 153 sqft |
| Heating System | Hot Water |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 88 THISTLE LEA |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-4924 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 11 12 7 2028 50 AMHERST COUNTRY PARK PT3 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 10 |
| Legal Lot Number | 33.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1008 |
| Census Tract | 9402 |
88 Thistle Lea is owned by a company that acquired it in February 2017 and is owner-occupied.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 88 THISTLE LEA, BUFFALO, NY 14221-4924 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Life Estate |
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 |
|---|---|
| Feb 12, 2019 | Quit Claim Deed, Transfer ATTORNEY ONLY |
| Apr 6, 2017 | Grant Deed, Transfer |
| Deed Names | Name on Deed |
|---|---|
| Last Transfer Date | Feb 5, 2017 |
| Transfer Doc | 0113116659 |
| Record Updated | Oct 29, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Feb 12, 2019 |
| Property Address | 88 THISTLE LEA, BUFFALO, NY 14221-4924 |
| Document Number | 0113409338 |
| Book / Page | 011340 / 009338 |
| Instrument Date | Feb 7, 2019 |
| Transaction Type | Transfer |
| Record Updated | Feb 27, 2019 |
| Title Company | ATTORNEY ONLY |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Life Estate |
| Address | 88 THISTLE LEA WILLIAMSVILLE NY 142214924, WILLIAMSVILLE, NY 14221-4924 |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Apr 6, 2017 |
| Property Address | 88 THISTLE LEA, BUFFALO, NY 14221-4924 |
| Document Number | 0113116659 |
| Book / Page | 011311 / 006659 |
| Instrument Date | Mar 3, 2017 |
| Transaction Type | Transfer |
| Record Updated | Sep 8, 2017 |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 88 THISTLE LEA WILLIAMSVILLE NY 142214924, WILLIAMSVILLE, NY 14221-4924 |
The 2026 property tax bill for 88 Thistle Lea was $5,731 with exemptions applied, up 263.4% 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 | Amherst Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $5,731.00 (+263.41%) Homeowner's exemption Senior Citizen's exemption | ||
| 2025 | $1,577.00 (-62.25%) | $293,000 (-) Land $56,000 Building $237,000 | $296,000 (+1.02%) Land $56,573 Building $239,427 |
| 2024 | $4,177.00 Homeowner's exemption Senior Citizen's exemption | $293,000 (+86.62%) Land $56,000 Building $237,000 | $293,000 (+15.71%) Land $56,000 Building $237,000 |
| 2023 | $157,000 Land $25,800 Building $131,200 | $253,226 Land $41,613 Building $211,613 | |
| 2019 | $2,174.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 88 Thistle Lea in Zone X, an area of minimal flood risk, though there have been 1 flood claim 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 Claims | 1 (1979) |
| Most Recent Claim | Sep 1979 · 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 88 Thistle Lea 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 99.1% of the US · lower than 99.2% 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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