Erie County and Amherst Town property record for 94 S Forest Rd, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,990 sqft · built 1898 |
| Lot Size | 0.741 acres (32,200 sqft) |
| Owner | Individual Name on File |
| Last Sale | $590,000 (Jul 2025) |
| Tax Bill | $7,560 (2026) |
| Deeds & Mortgages | Aug 2019 Line of Credit |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 80.12-1-3 |
| Primary APN | 142289 80.12-1-3 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 1,990 sqft Living Area |
| 1st Floor Area | 1,150 sqft |
| 2nd Floor Area | 840 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1898 |
|---|---|
| Effective Year Built | Effective 1898 |
| Architectural Style | Traditional |
| Exterior Material | Wood |
| Lot Area | 32,200 sqft (0.741 acres) |
| Lot Dimensions | 322 ft deep x 100 ft wide |
| Garage Type | Detached |
| Garage Area | 504 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 140 sqft |
| Heating System | Hot Water |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 94 S FOREST RD |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-6426 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 26 12 7 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 1 |
| Legal Lot Number | 3.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 2 |
| Census Block | 2001 |
| Census Tract | 9504 |
94 S Forest Rd is owned by an individual who bought it in July 2025.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 89 MADRONE TERRACE PL, TOMBALL, TX 77375-1268 |
| Owner Type | Individual |
| Vesting | Individual(s) |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jul 2, 2025 · Amount on File |
| Deed Sale | Jul 2, 2025 · Amount on File |
| Prior Sale | Jul 17, 1995 · Amount on File |
| Deed Document Number | 2025118701 |
| Deed Book / Page | 11447 / 4713 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 94 S FOREST RD, WILLIAMSVILLE, NY 14221-6426 |
| Document Number | 0139099358 |
| Instrument Date | Aug 19, 2019 |
| Transaction Type | Mortgage |
| Record Updated | Oct 15, 2019 |
| Title Company | OTHER |
| Name | Verified Name |
|---|---|
| Address | 94 S FOREST RD WILLIAMSVILLE NY 142216426, WILLIAMSVILLE, NY 14221-6426 |
| Document Number | 0139099358 |
|---|---|
| Date | Sep 9, 2019 |
| Book Page | 013909/009358 |
| Name | BANK OF CASTILE |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14221 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 240 Months |
| Due | Sep 8, 2039 |
| Rate Type | Adjustable Rate |
|---|
The 2026 property tax bill for 94 S Forest Rd was $7,560, up 135.9% 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 | Williamsville Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $7,560.00 (+135.88%) | ||
| 2025 | $3,205.00 (-56.41%) | $358,000 (-) Land $82,800 Building $275,200 | $361,600 (+1.01%) Land $83,633 Building $277,967 |
| 2024 | $7,353.00 Homeowner's exemption | $358,000 (+68.87%) Land $82,800 Building $275,200 | $358,000 (+4.7%) Land $82,800 Building $275,200 |
| 2023 | $212,000 Land $43,700 Building $168,300 | $341,935 Land $70,484 Building $271,451 | |
| 2019 | $938.00 |
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 94 S Forest Rd in Zone X, an area of minimal flood risk.
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.
Wildfire risk around 94 S Forest 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 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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