Erie County and Amherst Town property record for 94 Viscount Dr, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 3,226 sqft · built 1989 |
| Lot Size | 0.334 acres (14,535 sqft) |
| Owner | 2 Individual Names on Record |
| Last Sale | $242,000 (May 1997) |
| Tax Bill | $11,522 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 42.18-1-31 |
| Primary APN | 142289 42.18-1-31 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 3,226 sqft Living Area |
| 1st Floor Area | 1,613 sqft |
| 2nd Floor Area | 1,613 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1989 |
|---|---|
| Effective Year Built | Effective 1989 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 14,535 sqft (0.334 acres) |
| Lot Dimensions | 153 ft deep x 95.1 ft wide |
| Garage Type | Attached |
| Garage Area | 434 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
|---|---|
| Porch Area | 52 sqft |
| Shed | 1 Shed |
| Shed Area | 192 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 94 VISCOUNT DR |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-1768 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2600 125 50 12 7 ROYAL WOODS SUB |
| Legal Block | 1 |
| Legal Lot Number | 31.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1016 |
| Census Tract | 9007 |
Source: Erie County and Amherst Town records, as of October 20, 2026
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Owner of Record | 2 Individual Names on Record |
|---|---|
| Mailing Address | 94 VISCOUNT DR, BUFFALO, NY 14221-1768 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | May 30, 1997 · Amount on Record |
| Deed Sale | May 30, 1997 · Amount on Record |
| Prior Sale | Nov 20, 1995 · Amount on Record |
| Deed Book / Page | 10916 / 7949 |
| Record Updated | Oct 29, 2026 |
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 | $11,522.00 (+141.2%) | ||
| 2025 | $4,777.00 (-60.21%) | $562,000 (-) Land $103,000 Building $459,000 | $567,700 (+1.01%) Land $104,045 Building $463,655 |
| 2024 | $12,006.00 (+6.41%) | $562,000 (+43.37%) Land $103,000 Building $459,000 | $562,000 (-11.11%) Land $103,000 Building $459,000 |
| 2023 | $392,000 Land $94,000 Building $298,000 | $632,258 Land $151,613 Building $480,645 | |
| 2019 | $11,283.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
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 |
| Community Rating System | Class 8 (10% premium discount) |
| Nearby Flood Policies | 4 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.
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 74 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 |
| T-Mobile Fixed Wireless | 100 / 20 |
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