FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT UNDER
                             SECTION 13 OR 15(D) OF
                      THE SECURITIES EXCHANGE ACT OF 1934
                        QUARTERLY OR TRANSITIONAL REPORT

                    U.S. Securities And Exchange Commission
                            Washington, D.C.  20549

                                  FORM 10-QSB

(Mark One)
[X]  QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
     EXCHANGE ACT OF 1934


                 For the quarterly period ended March 31, 1999


[ ]  TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
     EXCHANGE ACT OF 1934

              For the transition period from _________to _________

                         Commission file number 0-13418


                      CENTURY PROPERTIES GROWTH FUND XXII
       (Exact name of small business issuer as specified in its charter)


         California                                       94-2939418
(State or other jurisdiction of                        (I.R.S. Employer
incorporation or organization)                         Identification No.)

                        55 Beattie Place, P.O. Box 1089
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)


                                 (864) 239-1000
                          (Issuer's telephone number)

Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Exchange Act during the past 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      .
                         
                         PART I - FINANCIAL INFORMATION


ITEM 1.  FINANCIAL STATEMENTS



a)
                      CENTURY PROPERTIES GROWTH FUND XXII

                           CONSOLIDATED BALANCE SHEET
                                  (Unaudited)
                        (in thousands, except unit data)

                                 March 31, 1999






Assets

  Cash and cash equivalents                                         $  3,242

  Receivables and deposits                                             1,365

  Restricted escrows                                                     919

  Other assets                                                         1,505

  Investment properties:

    Land                                                $ 14,396

    Buildings and related personal property              118,018

                                                         132,414

    Less accumulated depreciation                        (57,177)     75,237

                                                                    $ 82,268

Liabilities and Partners' (Deficit) Capital

Liabilities

  Accounts payable                                                  $    151

  Tenant security deposits payable                                       341

  Accrued property taxes                                                 969

  Other liabilities                                                      846

  Mortgage notes payable                                              72,967

Partners' (Deficit) Capital

  General partner's                                     $ (7,857)

  Limited partners' (82,848 units issued and

     outstanding)                                         14,851       6,994

                                                                    $ 82,268


          See Accompanying Notes to Consolidated Financial Statements

b)
                      CENTURY PROPERTIES GROWTH FUND XXII

                     CONSOLIDATED STATEMENTS OF OPERATIONS
                                  (Unaudited)
                        (in thousands, except unit data)





                                                      Three Months Ended

                                                           March 31,

                                                        1999        1998

Revenues:

  Rental income                                       $ 5,322      $ 5,066

  Other income                                            272          275

    Total revenues                                      5,594        5,341

Expenses:

  Operating                                             1,865        1,802

  General and administrative                               92          110

  Depreciation                                          1,029          997

  Interest                                              1,478        1,486

  Property taxes                                          473          442

    Total expenses                                      4,937        4,837

Net income                                            $   657      $   504

Net income allocated to general partner               $    78      $    59

Net income allocated to limited partners                  579          445

                                                      $   657      $   504

Net income per limited partnership unit               $  6.99      $  5.37

Distribution per limited partnership unit             $  53.23     $    --



          See Accompanying Notes to Consolidated Financial Statements

c)
                      CENTURY PROPERTIES GROWTH FUND XXII

        CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
                                  (Unaudited)
                        (in thousands, except unit data)




                                    Limited

                                  Partnership  General     Limited

                                     Units     Partner    Partners     Total


Original capital contributions     82,848      $    --    $82,848     $82,848


Partners' (deficit) capital at

  December 31, 1998                82,848      $(7,345)   $18,682     $11,337


Net income for the three months

ended March 31, 1999                   --           78        579         657


Distribution to partners               --         (590)    (4,410)     (5,000)


Partners' (deficit) capital

  at March 31, 1999                82,848      $(7,857)   $14,851     $ 6,994



          See Accompanying Notes to Consolidated Financial Statements


d)
                      CENTURY PROPERTIES GROWTH FUND XXII

                     CONSOLIDATED STATEMENTS OF CASH FLOWS
                                  (Unaudited)
                                 (in thousands)


                                                         Three Months Ended

                                                              March 31,

                                                          1999       1998

Cash flows from operating activities:

  Net income                                            $   657    $   504

  Adjustments to reconcile net income to cash

   provided by operating activities:

     Depreciation                                         1,029        997

     Amortization of loan costs                              54         52

     Change in accounts:

       Receivables and deposits                             383         --

       Other assets                                          53         55

       Accounts payable                                     (54)       (20)

       Tenant security deposits payable                      (1)         6

       Accrued property taxes                              (267)        (3)

       Other liabilities                                     90        (55)

          Net cash provided by operating activities       1,944      1,536

Cash flows from investing activities:

  Net withdrawals from restricted escrows                     8        124

  Property improvements and replacements                   (226)      (213)

          Net cash used in investing activities            (218)       (89)

Cash flows from financing activities:

  Mortgage principal payments                              (168)      (147)

  Distribution to partners                               (5,000)        --

          Net cash used in financing activities          (5,168)      (147)

Net (decrease) increase in cash and cash equivalents     (3,442)     1,300

Cash and cash equivalents at beginning of period          6,684      3,345

Cash and cash equivalents at end of period              $ 3,242    $ 4,645

Supplemental disclosure of cash flow information:

  Cash paid for interest                                $ 1,424    $ 1,433



          See Accompanying Notes to Consolidated Financial Statements



e)
                      CENTURY PROPERTIES GROWTH FUND XXII

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                                  (Unaudited)

NOTE A - BASIS OF PRESENTATION

The accompanying unaudited consolidated financial statements of Century
Properties Growth Fund XXII (the "Partnership" or "Registrant") have been
prepared in accordance with generally accepted accounting principles for interim
financial information and with the instructions to Form 10-QSB and Item 310(b)
of Regulation S-B. Accordingly, they do not include all of the information and
footnotes required by generally accepted accounting principles for complete
financial statements.  In the opinion of Fox Capital Management Corporation
("FCMC" or the "Managing General Partner"), a California corporation, all
adjustments (consisting of normal recurring accruals) considered necessary for a
fair presentation have been included. Operating results for the three month
period ended March 31, 1999, are not necessarily indicative of the results that
may be expected for the fiscal year ended December 31, 1999.  For further
information, refer to the consolidated financial statements and footnotes
thereto included in the annual report of the Partnership on Form 10-KSB for the
year ended December 31, 1998.

Principles of Consolidation:

The Partnership's consolidated financial statements include the accounts of Wood
Creek CPGF 22, L.P., Plantation Creek CPGF 22, L.P., Stoney Creek CPGF 22, L.P.,
Four Winds CPGF 22, L.P., Coopers Point CPGF 22, L.P., Hampton Greens CPGF 22,
L.P., Century Stoney Greens, L.P. and Copper Mill CPGF 22, L.P., partnerships in
which the registrant owns a 100% interest in each of these partnerships.  The
Partnership has the ability to control the major operating and financial
policies of these partnerships.  All intercompany transactions have been
eliminated.


NOTE B - TRANSFER OF CONTROL

Pursuant to a series of transactions which closed on October 1, 1998 and
February 26, 1999, Insignia Financial Group, Inc. and Insignia Properties Trust
merged into Apartment Investment and Management Company, a publicly traded real
estate investment trust ("AIMCO"), with AIMCO being the surviving corporation
(the "Insignia Merger").  As a result, AIMCO acquired 100% ownership interest in
the Managing General Partner.  The Managing General Partner does not believe
that this transaction will have a material effect on the affairs and operations
of the Partnership.

NOTE C - TRANSACTIONS WITH AFFILIATED PARTIES

The Partnership has no employees and is dependent on the Managing General
Partner and its affiliates for the management and administration of all
partnership activities.  The Partnership Agreement provides for payments to
affiliates for services and as reimbursement of certain expenses incurred by
affiliates on behalf of the Partnership.

The following transactions with affiliates of the Managing General Partner were
incurred during the three month periods ended March 31, 1999 and 1998:


                                                            1999        1998

                                                             (in thousands)



Property management fees (included in operating

  expenses)                                                 $280        $266

Reimbursement for services of affiliates, including

  approximately $5,000 of construction services

  reimbursements during the three months ended

  March 31, 1998 (included in investment properties

  and operating and general and administrative expenses)      36          51


During the three months ended March 31, 1999 and 1998, affiliates of the
Managing General Partner were entitled to receive 5% of gross receipts from all
of the Partnership's properties as compensation for providing property
management services.  The Partnership paid to such affiliates approximately
$280,000 and $266,000 for the three months ended March 31, 1999 and 1998,
respectively.

Affiliates of the Managing General Partner received reimbursement of accountable
administrative expenses amounting to approximately $36,000 and $51,000 for the
three months ended March 31, 1999 and 1998, respectively.

NOTE D - SEGMENT REPORTING

Description of the types of products and services from which the reportable
segment derives its revenues:

The Partnership has one reportable segment: residential properties.  The
Partnership's residential property segment consists of nine apartment complexes
in the Southeast, Midwest and Southwest United States.  The Partnership rents
apartment units to tenants for terms that are typically twelve months or less.

Measurement of segment profit or loss:

The Partnership evaluates performance based on net income.  The accounting
policies of the reportable segment are the same as those of the Partnership as
described in the Partnership's annual report on Form 10-KSB for the year ended
December 31, 1998.

Factors management used to identify the enterprise's reportable segment:

The Partnership's reportable segment consists of investment properties that
offer similar products and services.  Although each of the investment properties
is managed separately, they have been aggregated into one segment as they
provide services with similar types of products and customers.

Segment information for the three months ended March 31, 1999 and 1998 is shown
in the tables below (in thousands).  The "Other" column includes partnership
administration related items and income and expense not allocated to the
reportable segment.

1999
                                         Residential      Other        Totals
Rental revenue                           $ 5,322       $    --      $ 5,322
Other income                                 262            10          272
Interest expense                           1,478            --        1,478
Depreciation                               1,029            --        1,029
General and administrative expense            --            92           92
Segment profit (loss)                        739           (82)         657
Total assets                              81,649           619       82,268
Capital expenditures for investment
properties                                   226            --          226

1998
                                          Residential     Other        Totals
Rental revenue                           $ 5,066       $    --      $ 5,066
Other income                                 266             9          275
Interest expense                           1,486            --        1,486
Depreciation                                 997            --          997
General and administrative expense            --           110          110
Segment profit (loss)                        605          (101)         504
Total assets                              86,025         1,069       87,094
Capital expenditures for investment
properties                                   213            --          213


NOTE E - LEGAL PROCEEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership commenced an action entitled Rosalie Nuanes, et al. v. Insignia
Financial Group, Inc., et al. in the Superior Court of the State of California
for the County of San Mateo.  The plaintiffs named as defendants, among others,
the Partnership, the Managing General Partner and several of their affiliated
partnerships and corporate entities.  The complaint purports to assert claims on
behalf of a class of limited partners and derivatively on behalf of a number of
limited partnerships (including the Partnership) which are named as nominal
defendants, challenging the acquisition by Insignia and entities which were, at
the time, affiliates of Insignia ("Insignia Affiliates") of interests in certain
general partner entities, past tender offers by Insignia Affiliates as well as a
recently announced agreement between Insignia and AIMCO.  The complaint seeks
monetary damages and equitable relief, including judicial dissolution of the
Partnership. On June 25, 1998, the Managing General Partner filed a motion
seeking dismissal of the action. In lieu of responding to the motion, the
plaintiffs filed an amended complaint. The Managing General Partner has filed
demurrers to the amended complaint which were heard during February 1999.  No
ruling on such demurrers has been received.  The Managing General Partner does
not anticipate that costs associated with this case, if any, will be material to
the Partnership's overall operations.

On July 30, 1998, certain entities claiming to own limited partnership interests
in certain limited partnerships whose general partners were, at the time,
affiliates of Insignia filed a complaint entitled Everest Properties, LLC. v.
Insignia Financial Group, Inc., et al. in the Superior Court of the State of
California, county of Los Angeles. The action involves 44 real estate limited
partnerships (including the Partnership) in which the plaintiffs allegedly own
interests and which Insignia Affiliates allegedly manage or control (the
"Subject Partnerships").  This case was settled on March 3, 1999.  The
Partnership is responsible for a portion of the settlement costs.  The expense
will not have a material effect on the Partnership's overall operations.

The Partnership is unaware of any other pending or outstanding litigation that
is not of a routine nature arising in the ordinary course of business.

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATIONS

The matters discussed in this Form 10-QSB contain certain forward-looking
statements and involve risks and uncertainties (including changing market
conditions, competitive and regulatory matters, etc.) detailed in the
disclosures contained in this Form 10-QSB and the other filings with the
Securities and Exchange Commission made by the Partnership from time to time.
The discussion of the Partnership's business and results of operations,
including forward-looking statements pertaining to such matters, does not take
into account the effects of any changes to the Partnership's business and
results of operation.  Accordingly, actual results could differ materially from
those projected in the forward-looking statements as a result of a number of
factors, including those identified herein.

The Partnership's investment properties consist of nine apartment complexes.
The following table sets forth the average occupancy for each of the properties
for the three months ended March 31, 1999 and 1998:


                                                 Average

                                                Occupancy

Property                                    1999            1998

Cooper's Pointe Apartments

  North Charleston, South Carolina           97%            96%

Copper Mill Apartments (1)

  Richmond, Virginia                         96%            86%

Four Winds Apartments

  Overland Park, Kansas                      96%            98%

Autumn Run Apartments

  Naperville, Illinois                       97%            96%

Plantation Creek Apartments

  Atlanta, Georgia                           96%            96%

Wood Creek Apartments

  Mesa, Arizona                              94%            96%

Promontory Point Apartments (2)
  Austin, Texas                              96%            93%

Hampton Greens Apartments (1)
  Dallas, Texas                              97%            91%

Stoney Creek Apartments (1)
  Dallas, Texas                              97%            90%


(1)  The increase in occupancy at Copper Mill Apartments, Hampton Greens and
     Stoney Creek is due to improved marketing.
(2)  The increase in occupancy at Promontory Point Apartments is due to an
     improved sub-market in the Northeast Austin, Texas area and enhanced curb
     appeal of the property.

Results of Operations

The Partnership's net income for the three month period ended March 31, 1999 was
approximately $657,000 as compared to approximately $504,000 for the
corresponding period in 1998.  The increase in net income is primarily due to an
increase in total revenues partially offset by an increase in total expenses.

The increase in total revenues is due to an increase in rental income.  Rental
income increased due to an increase in average rental rates at all of the
Partnership's rental properties and increases in occupancy at Autumn Run, Stoney
Creek, Copper's Pointe, Promontory Point and Hampton Greens Apartments.  Total
expenses increased primarily due to increases in operating, depreciation and
property tax expenses, partially offset by a decrease in general and
administrative expenses.  Operating expenses increased primarily as a result of
an increase in property expenses partially offset by a decrease in maintenance
expenses.  Property expenses increased due to increases in employee salaries and
water utilities at Wood Creek, Plantation Creek and Four Winds Apartments.
Maintenance expenses decreased due to a decrease in maintenance requirements at
all of the Partnership's rental properties with the exception of Four Winds
Apartments which experienced an increase and Autumn Run and Hampton Greens
Apartments where maintenance requirements remained relatively stable.
Depreciation expenses increased resulting from the addition of depreciable
assets being placed in service at the Partnership's investment properties.
Property taxes increased primarily as a result of an increase in property
assessment at Wood Creek and Stoney Creek Apartments which was not reflected
until the fourth quarter of 1998. General and administrative expenses decreased
due to a decrease in reimbursements to the Managing General Partner.

Included in general and administrative expenses for the three months ended March
31, 1999 and 1998 are reimbursements to the Managing General Partner allowed
under the Partnership Agreement associated with management of the Partnership.
In addition, costs associated with the quarterly and annual communications with
investors and regulatory agencies and the annual audit required by the
Partnership Agreement are also included.

As part of the ongoing business plan of the Partnership, the Managing General
Partner monitors the rental market environment of its investment properties to
assess the feasibility of increasing rents, maintaining or increasing occupancy
levels and protecting the Partnership from increases in expenses.  As part of
this plan, the Managing General Partner attempts to protect the Partnership from
the burden of inflation-related increases in expenses by increasing rents and
maintaining a high overall occupancy level.  However, due to changing market
conditions, which can result in the use of rental concessions and rental
reductions to offset softening market conditions, there is no guarantee that the
Managing General Partner will be able to sustain such a plan.

Capital Resources and Liquidity

At March 31, 1999, the Partnership had cash and cash equivalents of
approximately $3,242,000 as compared to approximately $4,645,000 at March 31,
1998.  For the three months ended March 31, 1999, cash and cash equivalents
decreased approximately $3,442,000 from the Partnership's year ended December
31, 1998.  The decrease in cash and cash equivalents is due to approximately
$218,000 of cash used in investing activities and approximately $5,168,000 of
cash used in financing activities, which was offset by approximately $1,944,000
of cash provided by operating activities.  Cash used in investing activities
consists primarily of property improvements and replacements. Cash used in
financing activities consists of payment of principal made on the mortgages
encumbering the Partnership's investment properties and a cash distribution made
to the partners during January 1999.  The Partnership invests its working
capital reserves in money market accounts.

An affiliate of the Managing General Partner has made available to the
Partnership a credit line of up to $150,000 per property owned by the
Partnership.  The Partnership has no outstanding amounts due under this line of
credit.  Based on present plans, the Managing General Partner does not
anticipate the need to borrow in the near future. Other than cash and cash
equivalents, the line of credit is the Partnership's only unused source of
liquidity.

On April 3, 1998, the Partnership refinanced the mortgage encumbering Promontory
Point. The refinancing replaced indebtedness of $2,840,000 with a new mortgage
in the amount of $4,000,000.  The new mortgage carries a stated interest rate of
7.04%, which replaced a rate equal to LIBOR plus 3.75%.  The new mortgage
matures May 1, 2008.

The sufficiency of existing liquid assets to meet future liquidity and capital
expenditure requirements is directly related to the level of capital
expenditures required at the properties to adequately maintain the physical
assets and other operating needs of the Partnership. Such assets are currently
thought to be sufficient for any near-term needs of the Partnership and to
comply with Federal, state and local legal and regulatory requirements.  Capital
improvements planned for each of the Partnership's properties are detailed
below.

Wood Creek

During the three months ended March 31, 1999, the Partnership completed
approximately $46,000 of capital improvement projects at Wood Creek, consisting
primarily of floor covering replacements, landscaping and sewer repairs.  These
improvements were funded from operating cash flow.  Based on a report received
from an independent third party consultant analyzing necessary exterior
improvements and estimates made by the Managing General Partner on interior
improvements, it is estimated that the property requires approximately $360,000
of capital improvements over the near term.  Capital improvement projects
planned for 1999 include, but are not limited to, parking lot repairs, plumbing
repairs, pool repairs, landscaping and roof repairs. These improvements are
expected to cost approximately $434,000.

Plantation Creek

During the three months ended March 31, 1999, the Partnership completed
approximately $32,000 of capital improvement projects at Plantation Creek,
consisting primarily of landscaping, floor covering replacements, plumbing
repairs, and appliance replacements. These improvements were funded from
replacement reserves. Based on a report received from an independent third party
consultant analyzing necessary exterior improvements and estimates made by the
Managing General Partner on interior improvements, it is estimated that the
property requires approximately $862,000 of capital improvements over the near
term.  Capital improvements planned for 1999 include, but are not limited to,
landscaping, painting, floor covering replacements, parking lot repairs and roof
replacements.  These improvements are expected to cost approximately $978,000.

Stoney Creek

During the three months ended March 31, 1999, the Partnership completed
approximately $12,000 of capital improvement projects at Stoney Creek,
consisting primarily of floor covering replacements and hot water heater
replacements.  These improvements were funded from operating cash flow.  Based
on a report received from an independent third party consultant analyzing
necessary exterior improvements and estimates made by the Managing General
Partner on interior improvements, it is estimated that the property requires
approximately $473,000 of capital improvements over the near term.  Capital
improvement projects planned for 1999 include, but are not limited to, painting,
floor covering replacements, and landscaping.  These improvements are expected
to cost approximately $267,000.

Four Winds

During the three months ended March 31, 1999, the Partnership completed
approximately $31,000 of capital improvement projects at Four Winds, consisting
primarily of floor covering replacements and appliances.  These improvements
were funded from replacement reserves and operating cash flow.  Based on a
report received from an independent third party consultant analyzing necessary
exterior improvements and estimates made by the Managing General Partner on
interior improvements, it is estimated that the property requires approximately
$262,000 of capital improvements over the near term.  Capital improvement
projects planned for 1999 include, but are not limited to, lighting upgrades,
parking lot repairs, floor covering replacement, structural improvements, roof
and building repairs.  These improvements are expected to cost approximately
$302,000.

Promontory Point

During the three months ended March 31, 1999, the Partnership completed
approximately $35,000 of capital improvement projects at Promontory Point
Apartments, consisting primarily of structural improvements and floor covering
replacements. These improvements were funded from replacement reserves.  Based
on a report received from an independent third party consultant analyzing
necessary exterior improvements and estimates made by the Managing General
Partner on interior improvements, it is estimated that the property requires
approximately $320,000 of capital improvements over the near term.  Capital
improvement projects planned for 1999 include, but are not limited to, building
improvements, perimeter fencing, roof repairs, floor covering replacements and
landscaping.  These improvements are expected to cost approximately $371,000.

Cooper's Pointe

During the three months ended March 31, 1999, the Partnership completed
approximately $11,000 of capital improvement projects at Cooper's Point,
consisting primarily of floor covering replacements.  These improvements were
funded from replacement reserves. Based on a report received from an independent
third party consultant analyzing necessary exterior improvements and estimates
made by the Managing General Partner on interior improvements, it is estimated
that the property requires approximately $160,000 of capital improvements over
the near term.  Capital improvement projects planned for 1999 include, but are
not limited to, parking lot repairs, floor covering replacements, and 
landscaping.  These improvements are expected to cost approximately $197,000.

Hampton Greens

During the three months ended March 31, 1999, the Partnership completed
approximately $9,000 of capital improvement projects at Hampton Greens,
consisting primarily of floor covering replacements. These improvements were
funded from operating cash flow.  Based on a report received from an independent
third party consultant analyzing necessary exterior improvements and estimates
made by the Managing General Partner on interior improvements, it is estimated
that the property requires approximately $155,000 of capital improvements over
the near term.  Capital improvement projects planned for 1999 include, but are
not limited to, floor covering replacements, painting, fencing repairs and
landscaping. These improvements are expected to cost approximately $189,000.

Autumn Run

During the three months ended March 31, 1999, the Partnership completed
approximately $18,000 of capital improvement projects at Autumn Run, consisting
primarily of floor covering replacements and HVAC units.  These improvements
were funded from operating cash flow.  Based on a report received from an
independent third party consultant analyzing necessary exterior improvements and
estimates made by the Managing General Partner on interior improvements, it is
estimated that the property requires approximately $189,000 of capital
improvements over the near term.  Capital improvement projects planned for 1999
include, but are not limited to, building improvements, floor covering
replacements, air conditioning upgrades, pool repairs, structural upgrades,
painting and floor covering replacements.  These improvements are expected to
cost approximately $254,000.

Copper Mill

During the three months ended March 31, 1999, the Partnership completed
approximately $32,000 of capital improvement projects at Copper Mill, consisting
primarily of floor covering replacements and other improvements.  These
improvements were funded from replacement reserves and operating cash flow.
Based on a report received from an independent third party consultant analyzing
necessary exterior improvements and estimates made by the Managing General
Partner on interior improvements, it is estimated that the property requires
approximately $219,000 of capital improvements over the near term.  Capital
improvement projects planned for 1999 include, but are not limited to, water
heater and air conditioning upgrades, painting and parking lot repairs.  These
improvements are expected to cost approximately $248,000.

The additional capital expenditures will be incurred only if cash is available
from operations or from Partnership reserves.  To the extent that such budgeted
capital improvements are completed, the Partnership's distributable cash flow,
if any, may be adversely affected at least in the short term.

The Partnership's current assets are thought to be sufficient for any near-term
needs (exclusive of capital improvements) of the Partnership.  The mortgage
indebtedness of approximately $72,967,000 is being amortized over varying
periods with balloon payments due over periods ranging from November 2003 to May
2008.  The Managing General Partner will attempt to refinance such remaining
indebtedness and/or sell the properties prior to such maturity dates.  If the
properties cannot be refinanced or sold for a sufficient amount, the Partnership
will risk losing such properties through foreclosure.

During the three months ended March 31, 1999, the Partnership distributed
approximately $5,000,000 ($53.23 per limited partnership unit) from operations.
Future cash distributions will depend on the levels of cash generated from
operations, the timing of debt maturity, property sales, property refinancing
and the availability of cash reserves.  The Partnership's distribution policy is
reviewed on a quarterly basis.  There can be no assurance, however, that the
Partnership will generate sufficient funds from operations after required
capital improvements to permit additional distributions to its partners in 1999
or subsequent periods.

Year 2000 Compliance

General Description of the Year 2000 Issue and the Nature and Effects of the
Year 2000 on Information Technology (IT) and Non-IT Systems

The Year 2000 issue is the result of computer programs being written using two
digits rather than four digits to define the applicable year.  The Partnership
is dependent upon the Managing General Partner and its affiliates for management
and administrative services ("Managing Agent").  Any of the computer programs or
hardware that have date-sensitive software or embedded chips may recognize a
date using "00" as the year 1900 rather than the year 2000.  This could result
in a system failure or miscalculations causing disruptions of operations,
including, among other things, a temporary inability to process transactions,
send invoices, or engage in similar normal business activities.

Over the past two years, the Managing Agent has determined that it will be
required to modify or replace significant portions of its software and certain
hardware so that those systems will properly utilize dates beyond December 31,
1999.  The Managing Agent presently believes that with modifications or
replacements of existing software and certain hardware, the Year 2000 issue can
be mitigated.  However, if such modifications and replacements are not made, or
not completed in time, the Year 2000 issue could have a material impact on the
operations of the Partnership.

The Managing Agent's plan to resolve Year 2000 issues involves four phases:
assessment, remediation, testing, and implementation.  To date, the Managing
Agent has fully completed its assessment of all the information systems that
could be significantly affected by the Year 2000, and has begun the remediation,
testing and implementation phases on both hardware and software systems.
Assessments are continuing in regards to embedded systems.  The status of each
is detailed below.

Status of Progress in Becoming Year 2000 Compliant, Including Timetable for
Completion of Each Remaining Phase

Computer Hardware:

During 1997 and 1998, the Managing Agent identified all of the computer systems
at risk and formulated a plan to repair or replace each of the affected systems.
In August 1998, the mainframe system used by the Managing Agent became fully
functional. In addition to the mainframe, PC-based network servers, routers and
desktop PCs were analyzed for compliance.  The Managing Agent has begun to
replace each of the non-compliant network connections and desktop PCs and, as of
March 31, 1999, had completed approximately 75% of this effort.

The total cost to the Managing Agent to replace the PC-based network servers,
routers and desktop PCs is expected to be approximately $1.5 million of which
$1.3 million has been incurred to date.  The remaining network connections and
desktop PCs are expected to be upgraded to Year 2000 compliant systems by July
31, 1999.

Computer Software:

The Managing Agent utilizes a combination of off-the-shelf, commercially
available software programs as well as custom-written programs that are designed
to fit specific needs.  Both of these types of programs were studied, and
implementation plans written and executed with the intent of repairing or
replacing any non-compliant software programs.

During 1998, the Managing Agent began converting the existing property
management and rent collection systems to its management properties Year 2000
compliant systems. The estimated additional costs to convert such systems at all
properties, is $200,000, and the implementation and the testing process is
expected to be completed by July 31, 1999.

The final software area is the office software and server operating systems.
The Managing Agent has upgraded all non-compliant office software systems on
each PC and has upgraded 80% of the server operating systems.  The remaining
server operating systems are planned to be upgraded to be Year 2000 compliant by
July 31, 1999.

Operating Equipment:

The Managing Agent has operating equipment, primarily at the property sites,
which needed to be evaluated for Year 2000 compliance.  In September 1997, the
Managing Agent began taking a census and inventory of embedded systems
(including those devices that use time to control systems and machines at
specific properties, for example elevators, heating, ventilating, and air
conditioning systems, security and alarm systems, etc.).

The Managing Agent has chosen to focus its attention mainly upon security
systems, elevators, heating, ventilating and air conditioning systems, telephone
systems and switches, and sprinkler systems.  While this area is the most
difficult to fully research adequately, management has not yet found any major
non-compliance issues that put the Managing Agent at risk financially or
operationally.  The Managing Agent intends to have a third-party conduct an
audit of these systems and report their findings by July 31, 1999.

Any of the above operating equipment that has been found to be non-compliant to
date has been replaced or repaired.  To date, these have consisted only of
security systems and phone systems.  As of March 31, 1999 the Managing Agent has
evaluated approximately 86% of the operating equipment for the Year 2000
compliance.

The total cost incurred for all properties managed by the Managing Agent as of
March 31, 1999 to replace or repair the operating equipment was approximately
$400,000. The Managing Agent estimates the cost to replace or repair any
remaining operating equipment is approximately $325,000, which is expected to be
completed by August 30, 1999.

The Managing Agent continues to have "awareness campaigns" throughout the
organization designed to raise awareness and report any possible compliance
issues regarding operating equipment within its enterprise.

Nature and Level of Importance of Third Parties and Their Exposure to the Year
2000

The Managing Agent continues to conduct surveys of its banking and other vendor
relationships to assess risks regarding their Year 2000 readiness.  The Managing
Agent has banking relationships with three major financial institutions, all of
which have indicated their compliance efforts will be complete before May 1999.
The Managing Agent has updated data transmission standards with two of the three
financial institutions.  The Managing Agent's contingency plan in this regard is
to move accounts from any institution that cannot be certified Year 2000
compliant by June 1, 1999.

The Partnership does not rely heavily on any single vendor for goods and
services, and does not have significant suppliers and subcontractors who share
information systems (external agent).  To date the Partnership is not aware of
any external agent with a Year 2000 compliance issue that would materially
impact the Partnership's results of operations, liquidity, or capital resources.
However, the Partnership has no means of ensuring that external agents will be
Year 2000 compliant.

The Managing Agent does not believe that the inability of external agents to
complete their Year 2000 remediation process in a timely manner will have a
material impact on the financial position or results of operations of the
Partnership.  However, the effect of non-compliance by external agents is not
readily determinable.

Costs to Address Year 2000

The total cost of the Year 2000 project to the Managing Agent is estimated at
$3.5 million and is being funded from operating cash flows.  To date, the
Managing Agent has incurred approximately $2.8 million ($0.6 million expensed
and $2.2 million capitalized for new systems and equipment) related to all
phases of the Year 2000 project.  Of the total remaining project costs,
approximately $0.5 million is attributable to the purchase of new software and
operating equipment, which will be capitalized.  The remaining $0.2 million
relates to repair of hardware and software and will be expensed as incurred.
The Partnership's portion of these costs are not material.

Risks Associated with the Year 2000

The Managing Agent believes it has an effective program in place to resolve the
Year 2000 issue in a timely manner.  As noted above, the Managing Agent has not
yet completed all necessary phases of the Year 2000 program.  In the event that
the Managing Agent does not complete any additional phases, certain worst case
scenarios could occur.  The worst case scenarios could include elevators,
security and heating, ventilating and air conditioning systems that read
incorrect dates and operate with incorrect schedules (e.g., elevators will
operate on Monday as if it were Sunday).  Although such a change would be
annoying to residents, it is not business critical.

In addition, disruptions in the economy generally resulting from Year 2000
issues could also adversely affect the Partnership.  The Partnership could be
subject to litigation for, among other things, computer system failures,
equipment shutdowns or failure to properly date business records.  The amount of
potential liability and lost revenue cannot be reasonably estimated at this
time.

Contingency Plans Associated with the Year 2000

The Managing Agent has contingency plans for certain critical applications and
is working on such plans for others.  These contingency plans involve, among
other actions, manual workarounds and selecting new relationships for such
activities as banking relationships and elevator operating systems.

                          PART II - OTHER INFORMATION


ITEM 1.   LEGAL PROCEEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership commenced an action entitled Rosalie Nuanes, et al. v. Insignia
Financial Group, Inc., et al. in the Superior Court of the State of California
for the County of San Mateo.  The plaintiffs named as defendants, among others,
the Partnership, the Managing General Partner and several of their affiliated
partnerships and corporate entities.  The complaint purports to assert claims on
behalf of a class of limited partners and derivatively on behalf of a number of
limited partnerships (including the Partnership) which are named as nominal
defendants, challenging the acquisition by Insignia and entities which were, at
the time, affiliates of Insignia ("Insignia Affiliates") of interests in certain
general partner entities, past tender offers by Insignia Affiliates as well as a
recently announced agreement between Insignia and AIMCO.  The complaint seeks
monetary damages and equitable relief, including judicial dissolution of the
Partnership. On June 25, 1998, the Managing General Partner filed a motion
seeking dismissal of the action. In lieu of responding to the motion, the
plaintiffs filed an amended complaint. The Managing General Partner has filed
demurrers to the amended complaint which were heard during February 1999.  No
ruling on such demurrers has been received.  The Managing General Partner does
not anticipate that costs associated with this case, if any, will be material to
the Partnership's overall operations.

On July 30, 1998, certain entities claiming to own limited partnership interests
in certain limited partnerships whose general partners were, at the time,
affiliates of Insignia filed a complaint entitled Everest Properties, LLC. v.
Insignia Financial Group, Inc., et al. in the Superior Court of the State of
California, county of Los Angeles. The action involves 44 real estate limited
partnerships (including the Partnership) in which the plaintiffs allegedly own
interests and which Insignia Affiliates allegedly manage or control (the
"Subject Partnerships").  This case was settled on March 3, 1999.  The
Partnership is responsible for a portion of the settlement costs.  The expense
will not have a material effect on the Partnership's overall operations.

ITEM 6.   EXHIBITS AND REPORTS ON FORM 8-K

  a) Exhibit 27, Financial Data Schedule, is filed as an exhibit to this report.

  b) Reports on Form 8-K: None filed during the quarter ended March 31, 1999.



                                   SIGNATURES

In accordance with the requirements of the Exchange Act, the Registrant caused
this report to be signed on its behalf by the undersigned, thereunto duly
authorized.


                                      CENTURY PROPERTIES GROWTH FUND XXII

                                      By:    FOX PARTNERS IV,
                                             Its General Partner

                                      By:    FOX CAPITAL MANAGEMENT CORPORATION,
                                             Managing General Partner


                                      By:    /s/ Patrick J. Foye
                                             Patrick J. Foye
                                             Executive Vice President


                                      By:    /s/ Carla R. Stoner
                                             Carla R. Stoner
                                             Senior Vice President Finance and
                                             Administration


                                      Date:  May 17, 1999