Erie County and Amherst Town property record for 88 Willow Ln, Buffalo, NY 14228
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 1,871 sqft · built 1968 |
| Lot Size | 0.254 acres (11,050 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $185,000 (May 2016) |
| Tax Bill | $6,620 (2026) |
| Deeds & Mortgages | Oct 2021 Mortgage Mar 2020 Mortgage |
| Flood Zone | Zone X (moderate risk) |
| APN | 142289 40.15-11-7 |
| Primary APN | 142289 40.15-11-7 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 1,871 sqft Living Area |
| 1st Floor Area | 996 sqft |
| 2nd Floor Area | 875 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1968 |
|---|---|
| Effective Year Built | Effective 1968 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 11,050 sqft (0.254 acres) |
| Lot Dimensions | 130 ft deep x 85 ft wide |
| Garage Type | Attached |
| Garage Area | 420 sqft |
| Parking Spaces | 2 Parking Spaces |
| Heating System | Hot Water |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 88 WILLOW LN |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14228-3435 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | W @ SWEETWOOD NORTH 2269 96 85 X 130 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 11 |
| Legal Lot Number | 7.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1004 |
| Census Tract | 9116 |
88 Willow Ln is owned and occupied by two individuals who bought it in May 2016.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 88 WILLOW LN, BUFFALO, NY 14228-3435 |
| 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 |
|---|---|
| Oct 29, 2021 | Deed of Trust, Mortgage · Conventional Mortgage WELLS FARGO BANK NA |
| Mar 30, 2020 | Deed of Trust, Mortgage · Conventional Mortgage WESTERN DIV FCU |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | May 19, 2016 · Amount on File |
| Deed Sale | May 19, 2016 · Amount on File |
| Deed Document Number | 2016101928 |
| Deed Book / Page | 11296 / 2781 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 88 WILLOW LN, AMHERST, NY 14228-3435 |
| Transaction Type | Mortgage |
| Record Updated | Dec 7, 2021 |
| Name | Verified Name |
|---|---|
| Address | 88 WILLOW LN, BUFFALO, NY 14228-3435 |
| Document Number | 0140229916 |
|---|---|
| Date | Oct 29, 2021 |
| Book Page | 14022/9916 |
| Instrument | 2021217210 |
| Name | WELLS FARGO BANK NA |
|---|---|
| Type | Bank |
| Address | SIOUX FALLS, SD 57104 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 237 Months |
| Due | Jul 1, 2041 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 88 WILLOW LN, AMHERST, NY 14228-3435 |
| Document Number | 0139358047 |
| Instrument Date | Mar 30, 2020 |
| Transaction Type | Mortgage |
| Record Updated | Jun 2, 2020 |
| Title Company | NOT AVAILABLE |
| Name | Verified Name |
|---|---|
| Relationship | Husband and Wife |
| Address | 88 WILLOW LN AMHERST NY 142283435, AMHERST, NY 14228-3435 |
| Document Number | 0139358047 |
|---|---|
| Date | Apr 13, 2020 |
| Book Page | 013935/008047 |
| Name | WESTERN DIV FCU |
|---|---|
| Type | Credit Union |
| Address | WILLIAMSVILLE, NY 14221-5947 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 120 Months |
| Due | Apr 12, 2030 |
The 2026 property tax bill for 88 Willow Ln was $6,620, up 99.9% 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 | Sweet Home Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $6,620.00 (+99.88%) | ||
| 2025 | $3,312.00 (-59.25%) | $343,000 (-) Land $59,500 Building $283,500 | $346,500 (+1.02%) Land $60,107 Building $286,393 |
| 2024 | $8,128.00 | $343,000 (+85.41%) Land $59,500 Building $283,500 | $343,000 (+14.95%) Land $59,500 Building $283,500 |
| 2023 | $185,000 Land $30,900 Building $154,100 | $298,387 Land $49,839 Building $248,548 | |
| 2019 | $4,962.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 88 Willow Ln in Zone X, an area of moderate flood risk, though there have been 2 flood claims nearby since 1978.
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 moderate risk |
|---|---|
| 500-Year Floodplain | Yes 0.2% annual chance |
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Claims | 2 (1978–1981) |
| Most Recent Claim | Jul 1981 · 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 Willow Ln 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 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 AMHERST serves 92,697 people · EPA ID NY1400399 |
|---|---|
| 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 377 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 |
Search by:
By searching, you agree to: Terms • Privacy • Disclosures