FORM 10-Q

                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549


                Quarterly Report Pursuant to Section 13 or 15(d)
                     of the Securities Exchange Act of 1934


For the quarterly period ended March 31, 2003

Commission File Number: 0-13331


              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP - III
              -----------------------------------------------------
             (Exact name of registrant as specified in its charter)



       Delaware                                        16-1234990
-----------------------                    ---------------------------------
(State of organization)                    (IRS Employer Identification No.)


2350 North Forest Road, Suite 12A,Getzville, New York 14068
-----------------------------------------------------------
(Address of principal executive offices)

(716) 636-0280
--------------
(Registrant's telephone number)

Indicate by a check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period that the
registrant was required to file such reports), and (2) has been subject to such
filing requirements for the past 90 days.  Yes [X] No [ ]



<PAGE>
<TABLE>
<CAPTION>
PART I - FINANCIAL INFORMATION
------------------------------
Item 1. Financial Statements
----------------------------

                      Condensed Consolidated Balance Sheets
                      -------------------------------------

                                                                               (Unaudited)
                                                                                 March 31,          December 31,
                                                                                   2003                2002
                                                                             ----------------    ----------------
<S>                                                                          <C>                        <C>
                             Assets
--------------------------------------------------
Property and equipment, all held for sale                                    $      6,553,749           6,549,021
Less accumulated depreciation                                                       3,079,337           3,079,337
                                                                             ----------------    ----------------
                                                                                    3,474,412           3,469,684
Cash and equivalents                                                                   45,093             143,011
Escrow deposits                                                                       175,372             169,892
Other assets                                                                           93,224             109,086
                                                                             ----------------    ----------------
     Total assets                                                            $      3,788,101           3,891,673
                                                                             ================    ================

        Liabilities and Partners' Equity
--------------------------------------------------
Mortgage loan payable                                                               1,727,947           1,736,328
Accounts payable and accrued expenses                                                  82,056              81,772
Other liabilities                                                                      50,354              59,975
Partners' equity                                                                    1,927,744           2,013,598
                                                                             ----------------    ----------------
     Total liabilities and partners' equity                                  $      3,788,101           3,891,673
                                                                             ================    ================
</TABLE>
<TABLE>
<CAPTION>
                 Condensed Consolidated Statements of Operations
                 -----------------------------------------------
                                   (Unaudited)
                                                                                 Three months ended March 31,
                                                                             ------------------------------------
                                                                                   2003                2002
                                                                             ----------------    ----------------
<S>                                                                          <C>                          <C>
Rental income                                                                $        156,283             132,715
Other income                                                                           44,112              47,772
                                                                             ----------------    ----------------
     Total income                                                                     200,395             180,487
                                                                             ----------------    ----------------
Property operating costs                                                              166,973             172,296
Administrative expense - affiliates                                                    39,291              31,572
Other administrative expense                                                           38,677              23,781
Interest                                                                               41,308              42,052
                                                                             ----------------    ----------------
     Total expenses                                                                   286,249             269,701
                                                                             ----------------    ----------------
     Net loss                                                                $        (85,854)            (89,214)
                                                                             ================    ================
Net loss per limited partnership unit                                        $          (5.36)              (5.56)
                                                                             ================    ================
Weighted average limited partnership units outstanding                                 15,551              15,551
                                                                             ================    ================
</TABLE>
                                       2
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<TABLE>
<CAPTION>
                 Condensed Consolidated Statements of Cash Flows
                 -----------------------------------------------
                                   (Unaudited)
                                                                                 Three months ended March 31,
                                                                             ------------------------------------
                                                                                   2003                2002
                                                                             ----------------    ----------------
<S>                                                                          <C>                          <C>
Cash provided (used) by:
Operating activities:
     Net loss                                                                $        (85,854)            (89,214)
     Adjustments - other, principally changes
          in other assets and liabilities                                               1,045              82,871
                                                                             ----------------    ----------------
Net cash used in operating activities                                                 (84,809)             (6,343)
Investing activities - additions to property and equipment                             (4,728)            (32,798)
Financing activities - principal payments on mortgage loan                             (8,381)             (7,734)
                                                                             ----------------    ----------------
Net decrease in cash and equivalents                                                  (97,918)            (46,875)
Cash and equivalents at beginning of period                                           143,011             298,916
                                                                             ----------------    ----------------
Cash and equivalents at end of period                                        $         45,093             252,041
                                                                             ================    ================
</TABLE>
                   Notes to Consolidated Financial Statements
                   Three months ended March 31, 2003 and 2002
                                   (Unaudited)

Organization
------------

Realmark Property Investors Limited Partnership - III (the Partnership), a
Delaware limited partnership, was formed on November 18, 1983, to invest in a
diversified portfolio of income-producing real estate investments. The general
partners are Realmark Properties, Inc. (the corporate general partner) and
Joseph M. Jayson (the individual general partner). Joseph M. Jayson is the sole
shareholder of J.M. Jayson & Company, Inc. Realmark Properties, Inc. is a
wholly-owned subsidiary of J.M. Jayson & Company, Inc. Under the partnership
agreement, the general partners and their affiliates can receive compensation
for services rendered and reimbursement for expenses incurred on behalf of the
Partnership.

Basis of Presentation
---------------------

The accompanying unaudited interim consolidated financial statements have been
prepared in accordance with accounting principles generally accepted in the
United States of America and the instructions to Form 10-Q. Accordingly, they do
not include all of the information and notes required by accounting principles
generally accepted in the United States of America for complete financial
statements. The balance sheet at December 31, 2002 has been derived from the
audited financial statements at that date. In the opinion of management, all
adjustments (consisting of normal recurring adjustments) considered necessary
for a fair presentation have been included. The Partnership's significant
accounting policies are set forth in its December 31, 2002 Form 10-K. The
interim financial statements should be read in conjunction with the financial
statements included therein. The interim results should not be considered
indicative of the annual results.

Property and Equipment
----------------------

At March 31, 2003, the Partnership owned and operated two commercial buildings
(Perrymont Office Building and Inducon Amherst). Both of the properties are
being actively marketed for sale and, therefore, are not being depreciated.
Depreciation not recorded for the three months ended March 31, 2003 and 2002 was
approximately $63,000.
                                       3
<PAGE>
Current Accounting Pronouncements
---------------------------------

Statements of Financial Accounting Standards Nos. 145, 146, 147, and 148 which
concern accounting for gains and losses from the extinguishments of debt, exit
or disposal activities, acquisitions of certain financial institutions, and
accounting for stock-based compensation, respectively, became effective for the
Partnership on January 1, 2003 and did not have any effect on the Partnership's
consolidated financial statements.

In January 2003, the Financial Accounting Standards Board issued Interpretation
No. 46, "Consolidation of variable Interest Entities." The Partnership does not
believe that this Interpretation will have a material impact on its consolidated
financial statements.

PART I - Item 2. Management's Discussion and Analysis of Financial Condition
----------------------------------------------------------------------------
and Results of Operations
-------------------------

Liquidity and Capital Resources
-------------------------------

Effective January 1, 2001, management began formally marketing all properties in
the Partnership for sale. Although cash decreased approximately $98,000 during
the first three months of 2003, the Partnership continues to maintain a cash
position adequate to fund capital improvements and to make scheduled debt
payments. The partnership made no distributions to limited partners in the first
quarter of 2003. In accordance with the settlement of the lawsuit (Part II, Item
1), it is anticipated that with the sale of the remaining properties, the
Partnership may be in a position to make distributions to the limited partners.

Results of Operations
---------------------

As compared to the first three months of 2002, the Partnership's loss decreased
approximately $3,000 from a loss of $89,000 in 2002 to a loss of $86,000 in
2003.

Rental income at Perrymont Office Building (Perrymont) increased approximately
$11,000 for the first three months as occupancy increased to 64%. Rental income
at Inducon Amherst increased approximately $12,000 as occupancy increased to
over 62%. The net change in rental income was an increase of approximately
$23,000. Other income decreased approximately $3,000 due to a decrease in
interest income.

Total expenses increased approximately $17,000. Property operating costs
decreased $5,000, administrative expense to affiliates increased $7,000 and
other administrative expense increased $15,000. The decrease in property
operating costs was primarily attributable to a decrease in cleaning services at
Perrymont. The increase in administrative expense to affiliates was a result of
an increase in management fees and portfolio management expenses. The increase
in other administrative expense was due to an increase in legal and professional
services.

PART I - Item 3. Quantitative and Qualitative Disclosures About Market Risk
---------------------------------------------------------------------------

The Partnership invests only in short term money market instruments, in amounts
in excess of daily working cash requirements. The rates of earnings on those
investments increase or decrease in line with the general movement of interest
rates. The mortgage loan on the Partnership's property is fixed rate and
therefore, is not subject to market risk.

                                       4
<PAGE>
PART I - Item 4. Controls and Procedures
----------------------------------------

Within the 90 days prior to the filing date of this report, the Partnership
carried out an evaluation, under the supervision and with the participation of
the Partnership's management, including Joseph M. Jayson (the Partnership's
Individual General Partner and Principal Financial Officer), of the
effectiveness of the design and operation of the Partnership's disclosure
controls and procedures. Based upon that evaluation, the Principal Financial
Officer concluded that the Partnership's disclosure controls and procedures are
effective. There have been no significant changes in the Partnership's internal
controls or in other factors that could significantly affect these controls
subsequent to the date of the evaluation.

PART II - OTHER INFORMATION
---------------------------

Item 1. Legal Proceedings
-------------------------

As previously reported, the Partnership, as a nominal defendant, the General
Partners of the Partnership and of affiliated public partnerships (the "Realmark
Partnerships") and the officers and directors of the Corporate General Partner,
as defendants, had been involved in a class action litigation in New York State
court. The Partnership's settlement of this litigation is described in its
Annual Report on Form 10-K for the year ended December 31, 2002.


Item 6. Exhibits and Reports on Form 8-K
----------------------------------------

        (a) Exhibits

            99. Certification Pursuant to 18 U.S.C. Section 1350, as Adopted
                Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 is
                filed herewith.

        (b) Reports on Form 8-K

            None.

                                   SIGNATURES
                                   ----------

Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.

REALMARK PROPERTY INVESTORS LIMITED PARTNERHIP - III


       May 15, 2003                               /s/ Joseph M. Jayson
       ------------                               ------------------------------
           Date                                   Joseph M. Jayson,
                                                  Individual General Partner and
                                                  Principal Financial Officer

                                       5
<PAGE>
                CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350,
      AS ADOPTED PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Joseph M. Jayson, Individual General Partner and Principal Financial Officer
of Realmark Property Investors Limited Partnership - III, hereby certify that:

         1. I have reviewed this quarterly report on Form 10-Q for the period
            ended March 31, 2003 of Realmark Property Investors Limited
            Partnership - III;

         2. Based on my knowledge, this quarterly report does not contain any
            untrue statement of a material fact or omit to state a material fact
            necessary in order to make the statements made, in light of the
            circumstances under which such statements were made, not misleading
            with respect to the period covered by this quarterly report;

         3. Based on my knowledge, the financial statements, and other financial
            information included in this quarterly report, fairly present in all
            material respects the financial condition, results of operations and
            cash flows of the Partnership as of, and for, the periods presented
            in this quarterly report;

         4. I am responsible for establishing and maintaining disclosure
            controls and procedures (as defined in Exchange Act Rules 13a-14 and
            15d-14) for the Partnership and I have:

            a. Designed such disclosure controls and procedures to ensure the
               material information relating to the Partnership, including its
               consolidated subsidiaries, is made known to me by others within
               those entities, particularly during the period in which this
               quarterly report was being prepared;

            b. Evaluated the effectiveness of the Partnership disclosure
               controls and procedures as of a date within 90 days prior to the
               filing date of this quarterly report (the "Evaluation Date"); and

            c. Presented in this quarterly report my conclusions about the
               effectiveness of the disclosure controls and procedures based on
               my evaluation as of the Evaluation Date;

         5. I have disclosed, based on my most recent evaluation, to the
            Partnership's auditors and the audit committee of the board of
            directors (or persons performing the equivalent function):

            a. All significant deficiencies in the design or operation of
               internal controls which could adversely affect the Partnership's
               ability to record, process, summarize and report financial data
               and have identified for the Partnership's auditors any material
               weaknesses in internal controls; and

            b. Any fraud, whether or not material, that involves management or
               other employees who have a significant role in the Partnership's
               internal controls; and

         6. I have indicated in this quarterly report whether or not there were
            significant changes in internal controls or in other factors that
            could significantly affect internal controls subsequent to the date
            of my most recent evaluation, including any corrective actions with
            regard to significant deficiencies and material weaknesses.

              May 15, 2003                       /s/ Joseph M. Jayson
              ------------                       ------------------------------
                  Date                           Joseph M. Jayson,
                                                 Individual General Partner and
                                                 Principal Financial Officer
                                       6