UNITED STATES
                       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 September 30, 2003


[ ] 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 registrant 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, PO Box 1089
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)

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


<PAGE>

                         PART I - FINANCIAL INFORMATION


ITEM 1.     FINANCIAL STATEMENTS


                       CENTURY PROPERTIES GROWTH FUND XXII
                           CONSOLIDATED BALANCE SHEET
                                   (Unaudited)
                        (in thousands, except unit data)

                               September 30, 2003
<TABLE>
<CAPTION>

Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $ 793
   Receivables and deposits                                                   1,488
   Restricted escrows                                                           430
   Other assets                                                               1,148
   Investment properties:
      Land                                                   $ 12,707
      Buildings and related personal property                 116,366
                                                              129,073
      Less accumulated depreciation                           (70,220)       58,853
                                                                           $ 62,712
Liabilities and Partners' (Deficiency) Capital
Liabilities
   Accounts payable                                                          $ 676
   Tenant security deposit liabilities                                          401
   Accrued property taxes                                                     1,117
   Other liabilities                                                            621
   Mortgage notes payable                                                    66,198

Partners' (Deficiency) Capital
   General partner                                           $ (8,228)
   Limited partners (82,848 units issued and
      outstanding)                                              1,927        (6,301)
                                                                           $ 62,712


            See Accompanying Notes to Consolidated Financial Statements

</TABLE>

<PAGE>

                       CENTURY PROPERTIES GROWTH FUND XXII
                      CONSOLIDATED STATEMENTS OF OPERATIONS
                                   (Unaudited)
                      (in thousands, except per unit data)

<TABLE>
<CAPTION>

                                            Three Months Ended        Nine Months Ended
                                              September 30,             September 30,
                                            2003         2002          2003        2002
Revenues:
<S>                                       <C>           <C>          <C>          <C>
  Rental income                           $ 4,198       $ 4,372      $12,533      $13,361
  Other income                                495           465        1,447        1,274
  Casualty gain (Note C)                       --           531           --          544
     Total revenues                         4,693         5,368       13,980       15,179

Expenses:
  Operating                                 2,151         1,908        6,016        5,635
  General and administrative                  109           117          363          376
  Depreciation                              1,214         1,180        3,642        3,540
  Interest                                  1,323         1,346        3,992        4,057
  Property taxes                              440           476        1,406        1,436
     Total expenses                         5,237         5,027       15,419       15,044

Net (loss) income                          $ (544)       $ 341       $(1,439)      $ 135

Net (loss) income allocated to
  general partner                          $ (64)        $ 40         $ (170)      $ 16
Net (loss) income allocated to
  limited partners                           (480)          301       (1,269)         119

                                           $ (544)       $ 341       $(1,439)      $ 135

Net (loss) income per limited
  partnership unit                        $ (5.79)      $ 3.63       $(15.32)     $ 1.44

Distributions per limited partnership
  unit                                      $ --        $ 5.01        $ 2.45      $ 20.39

            See Accompanying Notes to Consolidated Financial Statements

</TABLE>

<PAGE>

                        CENTURY PROPERTIES GROWTH FUND XXII
        CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' (DEFICIENCY) CAPITAL
                                   (Unaudited)
                        (in thousands, except unit data)
<TABLE>
<CAPTION>

                                       Limited
                                      Partnership    General      Limited
                                         Units       Partner      Partners      Total

<S>                                     <C>            <C>        <C>          <C>
Original capital contributions          82,848         $ --       $82,848      $82,848

Partners' (deficiency) capital at
  December 31, 2002                     82,848       $(8,031)     $ 3,399      $(4,632)

Net loss for the nine months
  ended September 30, 2003                  --          (170)      (1,269)      (1,439)

Distributions to partners                   --           (27)        (203)        (230)

Partners' (deficiency) capital at
  September 30, 2003                    82,848       $(8,228)     $ 1,927      $(6,301)

            See Accompanying Notes to Consolidated Financial Statements

</TABLE>

<PAGE>

                       CENTURY PROPERTIES GROWTH FUND XXII
                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                                   (Unaudited)
                                 (in thousands)
<TABLE>
<CAPTION>

                                                                 Nine Months Ended
                                                                   September 30,
                                                                 2003         2002
Cash flows from operating activities:
<S>                                                             <C>           <C>
  Net (loss) income                                             $(1,439)      $ 135
  Adjustments to reconcile net (loss) income to net cash
   provided by operating activities:
     Depreciation                                                 3,642        3,540
     Bad debt                                                       606          515
     Amortization of loan costs                                     139          138
     Casualty gain                                                   --         (544)
     Change in accounts:
      Receivables and deposits                                     (770)        (493)
      Other assets                                                 (305)        (183)
      Accounts payable                                              431          154
      Tenant security deposit liabilities                            52           22
      Accrued property taxes                                       (143)         190
      Due to affiliates                                              (4)          --
      Other liabilities                                            (125)         109
        Net cash provided by operating activities                 2,084        3,583

Cash flows from investing activities:
  Property improvements and replacements                         (1,168)      (1,975)
  Net withdrawals from (deposits to) restricted escrows              33         (117)
  Insurance proceeds received                                        --          759
        Net cash used in investing activities                    (1,135)      (1,333)

Cash flows from financing activities:
  Repayment of advances from affiliate                             (329)          --
  Principal payments on mortgage notes payable                     (885)        (816)
  Distributions to partners                                        (230)      (1,915)
        Net cash used in financing activities                    (1,444)      (2,731)

Net decrease in cash and cash equivalents                          (495)        (481)

Cash and cash equivalents at beginning of period                  1,288        1,448
Cash and cash equivalents at end of period                       $ 793        $ 967

Supplemental disclosure of cash flow information:
  Cash paid for interest                                        $ 3,857      $ 3,920

At September 30, 2003 and 2002,  accounts payable and property  improvements and
replacements were adjusted by approximately $29,000 and $39,000, respectively.

            See Accompanying Notes to Consolidated Financial Statements

</TABLE>

<PAGE>

                       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. Fox Partners IV, a California general partnership,  is the
general partner of the Partnership.  The general partners of Fox Partners IV are
Fox Capital Management Corporation ("FCMC" or the "Managing General Partner"), a
California  corporation,  Fox Realty  Investors  ("FRI"),  a California  general
partnership,  and Fox  Partners  84, a California  general  partnership.  In the
opinion of FCMC,  the  managing  general  partner of the  Partnership's  general
partner,  all adjustments  (consisting of normal recurring accruals)  considered
necessary for a fair presentation have been included.  Operating results for the
three and nine month  periods  ended  September  30, 2003,  are not  necessarily
indicative  of the  results  that may be  expected  for the fiscal  year  ending
December 31, 2003. For further information,  refer to the consolidated financial
statements and footnotes thereto included in the Partnership's  Annual Report on
Form 10-KSB for the fiscal year ended  December 31, 2002.  The Managing  General
Partner is a wholly owned  subsidiary  of Apartment  Investment  and  Management
Company ("AIMCO"), a publicly traded real estate investment trust.

Note B - 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 certain payments
to affiliates for services and as reimbursement of certain expenses  incurred by
affiliates on behalf of the Partnership.

Affiliates of the Managing  General  Partner are 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 $690,000 and $762,000 for the nine months ended September 30, 2003
and 2002, respectively, which is included in operating expenses.

Affiliates of the Managing General Partner received reimbursement of accountable
administrative expenses amounting to approximately $161,000 and $253,000 for the
nine months ended September 30, 2003 and 2002,  respectively,  which is included
in general and administrative  expenses and investment  properties.  Included in
these amounts are fees related to construction  management  services provided by
an  affiliate  of the  Managing  General  Partner of  approximately  $17,000 and
$122,000 for the nine months ended  September  30, 2003 and 2002,  respectively.
The construction management service fees are calculated based on a percentage of
current additions to investment properties.

Pursuant  to  the  Partnership  Agreement,  for  managing  the  affairs  of  the
Partnership,  the Managing  General Partner is entitled to receive a Partnership
management incentive allocation equal to 10% of the Partnership's  adjusted cash
from operations as distributed.  Approximately $23,000 of Partnership management
incentive  allocation was paid along with the distribution  from operations made
during the nine months ended  September  30, 2003.  During the nine months ended
September 30, 2002,  approximately  $192,000 of Partnership management incentive
allocation was paid along with the distributions from operations.  The incentive
allocation  is  accounted  for as a  distribution  to the  general  partner,  in
accordance with the terms of the Partnership Agreement.

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. During 2002, an affiliate of the Managing General Partner agreed to
advance  funds in  excess  of the  $150,000  line of  credit  to fund  operating
expenses of Plantation Creek Apartments and advanced  approximately $329,000 for
this purpose.  At December 31, 2002, the outstanding  balance was  approximately
$333,000  including accrued interest.  The advance and all accrued interest were
repaid  in  full  from  operating  cash  flow  generated  by  the  property  and
Partnership reserves during the nine months ended September 30, 2003. There were
no outstanding amounts due under this line of credit at September 30, 2003.

The  Partnership  insures its properties up to certain  limits through  coverage
provided by AIMCO which is  generally  self-insured  for a portion of losses and
liabilities  related to workers  compensation,  property  casualty  and  vehicle
liability. The Partnership insures its properties above the AIMCO limits through
insurance  policies  obtained  by  AIMCO  from  insurers  unaffiliated  with the
Managing  General  Partner.  During the nine months ended September 30, 2003 and
2002,  the  Partnership  was charged by AIMCO and its  affiliates  approximately
$250,000 and $302,000,  respectively, for insurance coverage and fees associated
with policy claims administration.

Note C - Casualty Gain

During the nine months ended September 30, 2002, the Partnership  recorded a net
casualty  gain of  approximately  $544,000  which was the  result of a  $531,000
casualty gain recorded at Promontory  Point  Apartments  and a $13,000  casualty
gain recorded at Wood Creek  Apartments.  The casualty gain at Promontory  Point
Apartments  related to a fire in January 2002 which caused damage to 24 units of
the  complex.  The gain was a result of the  receipt of  insurance  proceeds  of
approximately   $746,000  offset  by  approximately  $215,000  of  undepreciated
property improvements and replacements being written off.

The casualty gain at Wood Creek Apartments related to a water main break in July
2001 which caused  damage to one unit of the complex.  During 2001,  the related
assets  were  written  off and the  Partnership  recognized  a casualty  gain of
approximately  $46,000.  During the nine months ended  September  30, 2002,  the
final  insurance  proceeds  were  received  and the  Partnership  recognized  an
additional casualty gain of approximately $13,000.

Note D - 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. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the  Partnership,  its Managing  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purported  to  assert  claims  on  behalf  of a class of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  that are named as nominal  defendants,  challenging,  among  other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc.  ("Insignia") and entities that were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged into AIMCO.  The plaintiffs  sought  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
In addition, during the third quarter of 2001, a complaint (the "Heller action")
was filed  against  the same  defendants  that are named in the  Nuanes  action,
captioned  Heller v.  Insignia  Financial  Group.  On or about  August 6,  2001,
plaintiffs filed a first amended  complaint.  The Heller action was brought as a
purported derivative action, and asserted claims for, among other things, breach
of fiduciary  duty,  unfair  competition,  conversion,  unjust  enrichment,  and
judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of settlement) and up to $1 million toward the cost of
independent  appraisals of the  Partnerships'  properties  by a Court  appointed
appraiser.  An affiliate of the Managing General Partner has also agreed to make
at least one round of tender offers to purchase all of the partnership interests
in the Partnerships within one year of final approval,  if it is granted, and to
provide  partners with the independent  appraisals at the time of these tenders.
The proposed  settlement also provided for the limitation of the allowable costs
which  the  Managing   General   Partner  or  its  affiliates  will  charge  the
Partnerships  in connection with this litigation and imposes limits on the class
counsel  fees and  costs in this  litigation.  On April  11,  2003,  notice  was
distributed  to  limited   partners   providing  the  details  of  the  proposed
settlement.

On June 13, 2003, the Court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
filed an appeal  seeking  to vacate  and/or  reverse  the  order  approving  the
settlement and entering judgment  thereto.  The Managing General Partner intends
to file a respondent's  brief in support of the order  approving  settlement and
entering judgment thereto.

The  Managing  General  Partner  does  not  anticipate  that  any  costs  to the
Partnership, whether legal or settlement costs, associated with these cases will
be material to the Partnership's overall operations.

On August 8, 2003 AIMCO  Properties  L.P., an affiliate of the Managing  General
Partner,  was served  with a  Complaint  in the United  States  District  Court,
District of Columbia alleging that AIMCO Properties L.P.  willfully violated the
Fair Labor Standards Act (FLSA) by failing to pay maintenance  workers  overtime
for all hours worked in excess of forty per week.  The  Complaint is styled as a
Collective  Action  under  the FLSA and seeks to  certify  state  subclasses  in
California, Maryland, and the District of Columbia. Specifically, the plaintiffs
contend that AIMCO Properties L.P. failed to compensate  maintenance workers for
time  that they were  required  to be  "on-call".  Additionally,  the  Complaint
alleges AIMCO  Properties  L.P.  failed to comply with the FLSA in  compensating
maintenance  workers  for time that they  worked in  responding  to a call while
"on-call".  The  Complaint  also  attempts  to certify a subclass  for  salaried
service  directors who are challenging  their  classification as exempt from the
overtime  provisions of the FLSA.  AIMCO  Properties L.P. has filed an answer to
the Complaint denying the substantive  allegations.  Although the outcome of any
litigation  is  uncertain,  in the opinion of the Managing  General  Partner the
claims will not result in any material liability to the Partnership.

The  Partnership  is unaware  of any other  pending  or  outstanding  litigation
matters  involving  it or its  investment  properties  that are not of a routine
nature arising in the ordinary course of business.

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

The matters discussed in this report contain certain forward-looking statements,
including, without limitation, statements regarding future financial performance
and the effect of government  regulations.  Actual results may differ materially
from those described in the forward-looking statements and will be affected by a
variety of risks and factors including,  without limitation:  national and local
economic  conditions;  the terms of  governmental  regulations  that  affect the
Registrant and interpretations of those regulations; the competitive environment
in which the Registrant operates;  financing risks, including the risk that cash
flows from operations may be insufficient to meet required payments of principal
and interest;  real estate risks, including variations of real estate values and
the general  economic  climate in local markets and  competition  for tenants in
such markets;  litigation,  including  costs  associated  with  prosecuting  and
defending  claims  and  any  adverse   outcomes,   and  possible   environmental
liabilities.   Readers  should  carefully  review  the  Registrant's   financial
statements and the notes thereto,  as well as the risk factors  described in the
documents  the  Registrant  files  from  time to time  with the  Securities  and
Exchange Commission.

The Partnership's  investment  properties consist of eight apartment  complexes.
The following table sets forth the average  occupancy for each of the properties
for the nine months ended September 30, 2003 and 2002:

                                                   Average Occupancy
      Property                                      2003       2002

      Cooper's Pointe Apartments (1)                97%        92%
         North Charleston, South Carolina
      Copper Mill Apartments                        94%        95%
         Richmond, Virginia
      Four Winds Apartments                         94%        95%
         Overland Park, Kansas
      Autumn Run Apartments (2)                     96%        92%
         Naperville, Illinois
      Plantation Creek Apartments (3)               92%        85%
         Atlanta, Georgia
      Wood Creek Apartments (4)                     80%        85%
         Mesa, Arizona
      Promontory Point Apartments (5)               88%        85%
         Austin, Texas
      Hampton Greens Apartments (6)                 89%        92%
         Dallas, Texas

(1)   The increase in occupancy at Cooper's  Pointe  Apartments is due primarily
      to lower  resident  turnover at the  property and an  aggressive  resident
      retention program.

(2)   The increase in occupancy at Autumn Run  Apartments is due to  competitive
      rent prices  that were  offered to tenants  during 2003 and new  marketing
      strategies which are attracting a waiting list of future tenants.

(3)   The increase in occupancy at  Plantation  Creek  Apartments  is due to the
      economy  improving  slightly in the Atlanta  area and  management  changes
      which have had an immediate  impact on the marketing and leasing  activity
      of the property.

(4)   The  decrease  in  occupancy  at  Wood  Creek  Apartments  is due to  road
      construction  in  the  area  as  well  as a  slow  economy  and  increased
      competition in the Mesa market.  Management is implementing  new marketing
      strategies  which may include  rental  concessions to make Wood Creek more
      competitive in its market.

(5)   The increase in occupancy at Promontory  Point Apartments is primarily due
      to a fire that  caused  damage to 24 units in January  2002.  The  damaged
      units became available for rent during July 2002.

(6)   The decrease in occupancy at Hampton Greens Apartments is primarily due to
      job losses in the Dallas area and low mortgage rates allowing more tenants
      to buy homes.

Results of Operations

The  Partnership's  net loss for the nine months  ended  September  30, 2003 was
approximately  $1,439,000  compared to net income of approximately  $135,000 for
the comparable  period in 2002. The  Partnership's net loss for the three months
ended September 30, 2003 was  approximately  $544,000  compared to net income of
approximately  $341,000  for the three  months ended  September  30,  2002.  The
increase in net loss for the three and nine months ended  September  30, 2003 is
due to a decrease in total revenues and an increase in total expenses.

Total  revenues  decreased  primarily as a result of a decrease in rental income
and the casualty gains  recognized at Promontory Point and Wood Creek Apartments
during the nine months ended September 30, 2002 partially  offset by an increase
in other income.  The decrease in rental income is due primarily to the decrease
in occupancy at Wood Creek and Hampton  Greens  Apartments  as discussed  above.
Although  four of the  Partnership's  investment  properties  saw  increases  in
occupancy,  these increases were more than offset by decreases in average rental
rates at six of the Partnership's eight investment properties and an increase in
concessions  offered  to  attract  tenants.   Other  income  increased  for  the
comparable  periods  due  primarily  to  increases  in late  charges  and  lease
cancellation fees at a majority of the Partnership's investment properties.

During the nine months ended September 30, 2002, the Partnership  recorded a net
casualty  gain of  approximately  $544,000  which was the  result of a  $531,000
casualty gain recorded at Promontory  Point  Apartments  and a $13,000  casualty
gain recorded at Wood Creek  Apartments.  The casualty gain at Promontory  Point
Apartments  related to a fire in January 2002 which caused damage to 24 units of
the  complex.  The gain was a result of the  receipt of  insurance  proceeds  of
approximately   $746,000  offset  by  approximately  $215,000  of  undepreciated
property improvements and replacements being written off.

The casualty gain at Wood Creek Apartments related to a water main break in July
2001 which caused  damage to one unit of the complex.  During 2001,  the related
assets  were  written  off and the  Partnership  recognized  a casualty  gain of
approximately  $46,000.  During the nine months ended  September  30, 2002,  the
final  insurance  proceeds  were  received  and the  Partnership  recognized  an
additional casualty gain of $13,000.

The increase in total expenses is due to increases in operating and depreciation
expenses  partially  offset by decreases in interest and property tax  expenses.
Operating  expense  increased  primarily  as a result of  increases  in contract
repairs  and  cleaning  and  advertising  expenses  at  Wood  Creek  Apartments,
increases in utilities and salaries and related employee  expenses at Wood Creek
and  Plantation  Creek  Apartments  and  increases  in yard and  ground  work at
Promontory  Point  Apartments and Four Winds  Apartments.  These  increases were
slightly  offset by a decrease in  management  fees at six of the  Partnership's
investment  properties  due to the decrease in rental income on which these fees
are based.  Depreciation  expense  increased  due to property  improvements  and
replacements  placed into  service  during the past twelve  months which are now
being  depreciated.  Interest expense  decreased due to the payment of scheduled
principal  payments on the mortgages  encumbering the  Partnership's  investment
properties,  which has  reduced the average  outstanding  balance  over the past
twelve months.  Property tax expense  decreased due to an additional  billing in
2002 by the local  taxing  authorities  related to the 2001 tax year at Cooper's
Pointe  Apartments  along with  adjustments made in 2002 to the tax accruals for
Autumn Run Apartments and Promontory Point Apartments as a result of an increase
in taxes owed for the properties.

General and  administrative  expense  remained  relatively  constant between the
comparable  periods.   Included  in  general  and  administrative  expenses  are
reimbursements  to the Managing  General  Partner  allowed under the Partnership
Agreement.  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,  the  Managing  General
Partner  may use  rental  concessions  and  rental  rate  reductions  to  offset
softening  market  conditions,  accordingly,  there  is no  guarantee  that  the
Managing General Partner will be able to sustain such a plan.

Capital Resources and Liquidity

At  September  30,  2003,  the  Partnership  had cash and  cash  equivalents  of
approximately $793,000 compared to approximately $967,000 at September 30, 2002.
Cash and cash  equivalents  decreased  approximately  $495,000 from December 31,
2002 due to  approximately  $1,444,000  and $1,135,000 of cash used in financing
and  investing  activities,  respectively,  partially  offset  by  approximately
$2,084,000  of cash  provided by  operating  activities.  Cash used in financing
activities consisted of principal payments made on the mortgages encumbering the
Partnership's investment properties,  distributions made to the partners and the
repayment of an advance from an affiliate of the Managing General Partner.  Cash
used in investing activities consisted of property improvements and replacements
slightly offset by net withdrawals  from  restricted  escrows  maintained by the
mortgage  lenders.  The  Partnership  invests  its working  capital  reserves in
interest bearing 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. During 2002, an affiliate of the Managing General Partner agreed to
advance  funds in  excess  of the  $150,000  line of  credit  to fund  operating
expenses of Plantation Creek Apartments and advanced  approximately $329,000 for
this purpose.  At December 31, 2002, the outstanding  balance was  approximately
$333,000,  including  accrued  interest.  The advance and accrued  interest were
repaid  in  full  from  operating  cash  flow  generated  by  the  property  and
Partnership reserves during the nine months ended September 30, 2003. There were
no  outstanding  amounts due under this line of credit at  September  30,  2003.
Other than cash and cash  equivalents,  the line of credit is the  Partnership's
only unused source of liquidity.

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.  The
Managing  General  Partner  monitors  developments  in the  area  of  legal  and
regulatory   compliance  and  is  studying  new  federal  laws,   including  the
Sarbanes-Oxley  Act of 2002. The Sarbanes-Oxley Act of 2002 mandates or suggests
additional compliance measures with regard to governance,  disclosure, audit and
other areas.  In light of these changes,  the  Partnership  expects that it will
incur higher expenses related to compliance, including increased legal and audit
fees. Capital improvements planned for each of the Partnership's  properties are
detailed below.

Cooper's Pointe

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $53,000 of capital  improvements at Cooper's  Pointe  Apartments,
consisting  primarily of floor  covering and roof  replacements,  furniture  and
fixture upgrades and swimming pool improvements.  These improvements were funded
from operating cash flow and replacement reserves. The Partnership evaluates the
capital  improvement needs of the property during the year and currently expects
to complete an additional $12,000 in capital  improvements  during the remainder
of 2003. The additional  capital  improvements  will consist  primarily of floor
covering and appliance  replacements.  Additional  capital  improvements  may be
considered and will depend on the physical  condition of the property as well as
the anticipated cash flow generated by the property and replacement reserves.

Copper Mill

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $58,000  of  capital  improvements  at  Copper  Mill  Apartments,
consisting primarily of floor covering replacements, structural improvements and
air conditioning  upgrades.  These  improvements were funded from operating cash
flow and replacement reserves. The Partnership evaluates the capital improvement
needs of the  property  during the year and  currently  expects to  complete  an
additional  $10,000 in capital  improvements  during the remainder of 2003.  The
additional  capital  improvements  will consist  primarily of floor covering and
appliance  replacements.  Additional capital  improvements may be considered and
will depend on the physical condition of the property as well as the anticipated
cash flow generated by the property and replacement reserves.

Four Winds

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $124,000  of  capital  improvements  at  Four  Winds  Apartments,
consisting  primarily  of  floor  covering  and  appliance  replacements,  major
landscaping and air conditioning  upgrades.  These improvements were funded from
operating cash flow and  replacement  reserves.  The  Partnership  evaluates the
capital  improvement needs of the property during the year and currently expects
to complete an additional $29,000 in capital  improvements  during the remainder
of 2003. The additional  capital  improvements  will consist  primarily of floor
covering  replacements,   appliance  upgrades  and  air  conditioning  upgrades.
Additional  capital  improvements  may be  considered  and  will  depend  on the
physical  condition  of the  property  as  well  as the  anticipated  cash  flow
generated by the property and replacement reserves.

Autumn Run

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $147,000  of  capital  improvements  at  Autumn  Run  Apartments,
consisting  primarily  of  floor  covering,  roof  and  appliance  replacements,
swimming pool improvements and plumbing fixture and water heater upgrades. These
improvements were funded from operating cash flow. The Partnership evaluates the
capital  improvement needs of the property during the year and currently expects
to complete an additional $24,000 in capital  improvements  during the remainder
of 2003. The additional capital improvements will consist primarily of appliance
and  floor  covering  replacements,   structural   improvements  and  electrical
upgrades.  Additional capital  improvements may be considered and will depend on
the  physical  condition of the  property as well as the  anticipated  cash flow
generated by the property.

Plantation Creek

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $282,000 of capital  improvements at Plantation Creek Apartments,
consisting  primarily  of  major  landscaping,   floor  covering  and  appliance
replacements, structural improvements and water/sewer upgrades. Included in this
amount is  approximately  $125,000 of expenditures  related to a collapsed storm
drain during the spring  which  resulted in  significant  damage to three tennis
courts  and part of the pool  deck.  Additional  expenditures  of  approximately
$125,000 are still to be incurred to repair the damage, none of which is covered
by insurance.  These  improvements  were funded from  operating  cash flow.  The
Partnership  evaluates the capital  improvement needs of the property during the
year and  expects  that only  necessary  improvements  will be made  during  the
remainder of 2003,  exclusive of the anticipated costs mentioned above, in order
to maintain occupancy at the property.  Additional  capital  improvements may be
considered and will depend on the physical  condition of the property as well as
the anticipated cash flow generated by the property and replacement reserves.

Wood Creek

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $325,000  of  capital  improvements  at  Wood  Creek  Apartments,
consisting primarily of roof, appliance and floor covering  replacements,  major
landscaping,  and cabinets and swimming pool upgrades.  These  improvements were
funded  from  operating  cash flow and  replacement  reserves.  The  Partnership
evaluates  the capital  improvement  needs of the  property  during the year and
currently  expects to complete  an  additional  $24,000 in capital  improvements
during the remainder of 2003. The additional  capital  improvements will consist
primarily of roof, balcony and floor covering  replacements.  Additional capital
improvements may be considered and will depend on the physical  condition of the
property as well as the  anticipated  cash flow  generated  by the  property and
replacement reserves.

Promontory Point

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $121,000 of capital  improvements at Promontory Point Apartments,
consisting  primarily  of  appliance  and floor  covering  replacements,  office
computers  and  structural  improvements.  These  improvements  were funded from
operating cash flow and  replacement  reserves.  The  Partnership  evaluates the
capital  improvement needs of the property during the year and currently expects
to complete an additional $12,000 in capital  improvements  during the remainder
of 2003. The additional  capital  improvements  will consist  primarily of floor
covering and appliance  replacements.  Additional  capital  improvements  may be
considered and will depend on the physical  condition of the property as well as
the anticipated cash flow generated by the property and replacement reserves.

Hampton Greens

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $87,000 of capital  improvements  at Hampton  Greens  Apartments,
consisting  primarily of floor  covering  replacements,  swimming pool upgrades,
major landscaping and parking area improvements.  These improvements were funded
from operating cash flow and replacement reserves. The Partnership evaluates the
capital  improvement needs of the property during the year and currently expects
to complete an additional $44,000 in capital  improvements  during the remainder
of 2003. The additional  capital  improvements  will consist  primarily of floor
covering  replacements and exterior property  improvements.  Additional  capital
improvements may be considered and will depend on the physical  condition of the
property as well as the  anticipated  cash flow  generated  by the  property and
replacement reserves.

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  assets are thought to be sufficient for any near-term  needs
(exclusive  of  capital   improvements)   of  the   Partnership.   The  mortgage
indebtedness  encumbering  all of the  Partnership's  investment  properties  of
approximately  $66,198,000  is  amortized  over  varying  periods  with  balloon
payments of $47,916,000 and $3,442,000 due in 2006 and 2008,  respectively.  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.

The Partnership  distributed the following  amounts during the nine months ended
September 30, 2003 and 2002 (in thousands, except per unit data):
<TABLE>
<CAPTION>

                                      Per Limited                        Per Limited
                 Nine Months Ended    Partnership    Nine Months Ended   Partnership
                September 30, 2003       Unit       September 30, 2002       Unit

<S>                    <C>               <C>               <C>              <C>
Operations             $ 230             $ 2.45            $1,915           $20.39
</TABLE>

Future  cash  distributions  will  depend on the levels of cash  generated  from
operations,   the  availability  of  cash  reserves,  and  the  timing  of  debt
maturities,   property  sales,  and/or  refinancings.   The  Partnership's  cash
available  for  distribution  is  reviewed on a monthly  basis.  There can be no
assurance that the Partnership  will generate  sufficient  funds from operations
after required capital  improvements to permit  additional  distributions to its
partners during the remainder of 2003 or subsequent periods.

Other

In addition to its indirect  ownership of the general  partner  interests in the
Partnership,  AIMCO and its affiliates owned 46,312.50 limited partnership units
(the "Units") in the Partnership representing 55.90% of the outstanding Units at
September  30,  2003. A number of these Units were  acquired  pursuant to tender
offers  made by  AIMCO  or its  affiliates.  It is  possible  that  AIMCO or its
affiliates will acquire  additional  Units in exchange for cash or a combination
of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO,
either through private  purchases or tender offers.  In this regard, on November
6, 2003, AIMCO Properties,  L.P.,  commenced a tender offer to acquire 36,535.50
Units for a purchase  price of $192.60 per Unit.  Such offer expires on December
9, 2003. Pursuant to the Partnership  Agreement,  unitholders holding a majority
of the Units are  entitled to take action with  respect to a variety of matters,
which  include,  but are not limited  to,  voting on certain  amendments  to the
Partnership  Agreement and voting to remove the Managing General  Partner.  As a
result  of its  ownership  of  55.90%  of the  outstanding  Units,  AIMCO and it
affiliates  are in a position to influence all voting  decisions with respect to
the Partnership.  With respect to 17,023.50 Units,  such affiliates are required
to vote such  Units:  (i) against any  increase in  compensation  payable to the
Managing  General  Partner  or to  affiliates;  and  (ii) on all  other  matters
submitted  by it or its  affiliates,  in  proportion  to the votes cast by third
party unitholders. Except for the foregoing, no other limitations are imposed on
such  affiliates'  ability to  influence  voting  decisions  with respect to the
Partnership.  Although the Managing General Partner owes fiduciary duties to the
limited  partners of the  Partnership,  the Managing  General  Partner also owes
fiduciary duties to AIMCO as its sole  stockholder.  As a result,  the duties of
the Managing  General Partner,  as managing general partner,  to the Partnership
and its limited  partners may come into conflict with the duties of the Managing
General Partner to AIMCO, as its sole stockholder.

Critical Accounting Policies and Estimates

The consolidated financial statements are prepared in accordance with accounting
principles generally accepted in the United States which require the Partnership
to  make  estimates  and  assumptions.  The  Partnership  believes  that  of its
significant  accounting  policies,  the following may involve a higher degree of
judgment and complexity.

Impairment of Long-Lived Assets

Investment  properties  are  recorded at cost,  less  accumulated  depreciation,
unless  considered  impaired.  If  events  or  circumstances  indicate  that the
carrying  amount of a property may be  impaired,  the  Partnership  will make an
assessment of its  recoverability  by estimating  the  undiscounted  future cash
flows,  excluding  interest  charges,  of the property.  If the carrying  amount
exceeds the aggregate  future cash flows,  the  Partnership  would  recognize an
impairment  loss to the extent the carrying amount exceeds the fair value of the
property.

Real  property  investments  are  subject  to varying  degrees of risk.  Several
factors  may  adversely  affect  the  economic  performance  and  value  of  the
Partnership's investment properties.  These factors include, but are not limited
to,  changes  in the  national,  regional  and  local  economic  climate;  local
conditions,  such as an oversupply of multifamily  properties;  competition from
other available  multifamily property owners and changes in market rental rates.
Any adverse changes in these factors could cause impairment of the Partnership's
assets.

Revenue Recognition

The Partnership generally leases apartment units for twelve-month terms or less.
Rental income  attributable to leases is recognized  monthly as it is earned and
the Partnership  fully reserves all balances  outstanding  over thirty days. The
Partnership will offer rental concessions during  particularly slow months or in
response to heavy  competition  from other  similar  complexes in the area.  Any
concessions  given at the inception of the lease are amortized  over the life of
the lease.

ITEM 3.     CONTROLS AND PROCEDURES

(a) Disclosure Controls and Procedures.  The Partnership's management,  with the
participation of the principal executive officer and principal financial officer
of the Managing  General  Partner,  who are the equivalent of the  Partnership's
principal executive officer and principal financial officer,  respectively,  has
evaluated  the  effectiveness  of  the  Partnership's  disclosure  controls  and
procedures (as such term is defined in Rules  13a-15(e) and 15d-15(e)  under the
Securities  Exchange Act of 1934, as amended (the "Exchange Act")) as of the end
of the period covered by this report.  Based on such  evaluation,  the principal
executive  officer  and  principal  financial  officer of the  Managing  General
Partner, who are the equivalent of the Partnership's principal executive officer
and principal  financial officer,  respectively,  have concluded that, as of the
end of such period,  the  Partnership's  disclosure  controls and procedures are
effective.

(b) Internal Control Over Financial  Reporting.  There have not been any changes
in the Partnership's  internal control over financial reporting (as such term is
defined in Rules  13a-15(f)  and  15d-15(f)  under the Exchange  Act) during the
fiscal quarter to which this report relates that have  materially  affected,  or
are reasonably likely to materially affect,  the Partnership's  internal control
over financial reporting.

                           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. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the  Partnership,  its Managing  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purported  to  assert  claims  on  behalf  of a class of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  that are named as nominal  defendants,  challenging,  among  other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc.  ("Insignia") and entities that were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged into AIMCO.  The plaintiffs  sought  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
In addition, during the third quarter of 2001, a complaint (the "Heller action")
was filed  against  the same  defendants  that are named in the  Nuanes  action,
captioned  Heller v.  Insignia  Financial  Group.  On or about  August 6,  2001,
plaintiffs filed a first amended  complaint.  The Heller action was brought as a
purported derivative action, and asserted claims for, among other things, breach
of fiduciary  duty,  unfair  competition,  conversion,  unjust  enrichment,  and
judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of settlement) and up to $1 million toward the cost of
independent  appraisals of the  Partnerships'  properties  by a Court  appointed
appraiser.  An affiliate of the Managing General Partner has also agreed to make
at least one round of tender offers to purchase all of the partnership interests
in the Partnerships within one year of final approval,  if it is granted, and to
provide  partners with the independent  appraisals at the time of these tenders.
The proposed  settlement also provided for the limitation of the allowable costs
which  the  Managing   General   Partner  or  its  affiliates  will  charge  the
Partnerships  in connection with this litigation and imposes limits on the class
counsel  fees and  costs in this  litigation.  On April  11,  2003,  notice  was
distributed  to  limited   partners   providing  the  details  of  the  proposed
settlement.

On June 13, 2003, the Court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
filed an appeal  seeking  to vacate  and/or  reverse  the  order  approving  the
settlement and entering judgment  thereto.  The Managing General Partner intends
to file a respondent's  brief in support of the order  approving  settlement and
entering judgment thereto.

The  Managing  General  Partner  does  not  anticipate  that  any  costs  to the
Partnership, whether legal or settlement costs, associated with these cases will
be material to the Partnership's overall operations.

On August 8, 2003 AIMCO  Properties  L.P., an affiliate of the Managing  General
Partner,  was served  with a  Complaint  in the United  States  District  Court,
District of Columbia alleging that AIMCO Properties L.P.  willfully violated the
Fair Labor Standards Act (FLSA) by failing to pay maintenance  workers  overtime
for all hours worked in excess of forty per week.  The  Complaint is styled as a
Collective  Action  under  the FLSA and seeks to  certify  state  subclasses  in
California, Maryland, and the District of Columbia. Specifically, the plaintiffs
contend that AIMCO Properties L.P. failed to compensate  maintenance workers for
time  that they were  required  to be  "on-call".  Additionally,  the  Complaint
alleges AIMCO  Properties  L.P.  failed to comply with the FLSA in  compensating
maintenance  workers  for time that they  worked in  responding  to a call while
"on-call".  The  Complaint  also  attempts  to certify a subclass  for  salaried
service  directors who are challenging  their  classification as exempt from the
overtime  provisions of the FLSA.  AIMCO  Properties L.P. has filed an answer to
the Complaint denying the substantive  allegations.  Although the outcome of any
litigation  is  uncertain,  in the opinion of the Managing  General  Partner the
claims will not result in any material liability to the Partnership.

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a) Exhibits:

               3.4  Agreement of Limited Partnership,  incorporated by reference
                    to  Exhibit A to the  Prospectus  of the  Partnership  dated
                    September  20,  1983,  as amended on June 13,  1989,  and as
                    thereafter  supplemented,  contained  in  the  Partnership's
                    Registration Statement on Form S-11 (Reg. No. 2-79007).

               31.1 Certification  of  equivalent  of  Chief  Executive  Officer
                    pursuant     to     Securities     Exchange     Act    Rules
                    13a-14(a)/15d-14(a),  as Adopted  Pursuant to Section 302 of
                    the Sarbanes-Oxley Act of 2002.

               31.2 Certification  of  equivalent  of  Chief  Financial  Officer
                    pursuant     to     Securities     Exchange     Act    Rules
                    13a-14(a)/15d-14(a),  as Adopted  Pursuant to Section 302 of
                    the Sarbanes-Oxley Act of 2002.

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

            b) Reports on Form 8-K:

                  None filed during the quarter ended September 30, 2003.


                                   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
                                          General Partner


                                    By:   FOX CAPITAL MANAGEMENT CORPORATION
                                          Managing General Partner


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


                                    By:   /s/Paul J. McAuliffe
                                          Paul J. McAuliffe
                                          Executive Vice President
                                          and Chief Financial Officer


                                    Date: November 12, 2003



<PAGE>



Exhibit 31.1


                                  CERTIFICATION


I, Patrick J. Foye, certify that:


1.    I have reviewed this quarterly report on Form 10-QSB of Century Properties
      Growth Fund XXII;

2.    Based on my knowledge,  this report does not contain any untrue  statement
      of a material fact or omit to state a material fact  necessary 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
      report;

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

4.    The  registrant's  other  certifying  officer(s) and I are responsible for
      establishing  and  maintaining  disclosure  controls  and  procedures  (as
      defined in Exchange Act Rules  13a-15(e) and 15d-15(e)) for the registrant
      and have:

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  to ensure that  material  information  relating to the
            registrant,  including its consolidated subsidiaries,  is made known
            to us by others  within  those  entities,  particularly  during  the
            period in which this report is being prepared;

      (b)   Evaluated the effectiveness of the registrant's  disclosure controls
            and  procedures and presented in this report our  conclusions  about
            the effectiveness of the disclosure  controls and procedures,  as of
            the  end  of the  period  covered  by  this  report  based  on  such
            evaluation; and

      (c)   Disclosed  in this  report any change in the  registrant's  internal
            control  over   financial   reporting   that  occurred   during  the
            registrant's  most recent fiscal  quarter (the  registrant's  fourth
            fiscal  quarter in the case of an annual report) that has materially
            affected,   or  is  reasonably  likely  to  materially  affect,  the
            registrant's internal control over financial reporting; and

5.    The registrant's other certifying  officer(s) and I have disclosed,  based
      on  our  most  recent   evaluation  of  internal  control  over  financial
      reporting,  to the  registrant's  auditors and the audit  committee of the
      registrant's  board of directors  (or persons  performing  the  equivalent
      functions):

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely affect the  registrant's  ability to
            record, process, summarize and report financial information; and


      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees  who have a  significant  role in the  registrant's
            internal control over financial reporting.


Date:  November 12, 2003

                                    /s/Patrick J. Foye
                                    Patrick J. Foye
                                    Executive  Vice  President  of  Fox  Capital
                                    Management  Corporation,  equivalent  of the
                                    chief executive officer of the Partnership


<PAGE>



Exhibit 31.2


                                  CERTIFICATION


I, Paul J. McAuliffe, certify that:


1.    I have reviewed this quarterly report on Form 10-QSB of Century Properties
      Growth Fund XXII;

2.    Based on my knowledge,  this report does not contain any untrue  statement
      of a material fact or omit to state a material fact  necessary 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
      report;

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

4.    The  registrant's  other  certifying  officer(s) and I are responsible for
      establishing  and  maintaining  disclosure  controls  and  procedures  (as
      defined in Exchange Act Rules  13a-15(e) and 15d-15(e)) for the registrant
      and have:

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  to ensure that  material  information  relating to the
            registrant,  including its consolidated subsidiaries,  is made known
            to us by others  within  those  entities,  particularly  during  the
            period in which this report is being prepared;

      (b)   Evaluated the effectiveness of the registrant's  disclosure controls
            and  procedures and presented in this report our  conclusions  about
            the effectiveness of the disclosure  controls and procedures,  as of
            the  end  of the  period  covered  by  this  report  based  on  such
            evaluation; and

      (c)   Disclosed  in this  report any change in the  registrant's  internal
            control  over   financial   reporting   that  occurred   during  the
            registrant's  most recent fiscal  quarter (the  registrant's  fourth
            fiscal  quarter in the case of an annual report) that has materially
            affected,   or  is  reasonably  likely  to  materially  affect,  the
            registrant's internal control over financial reporting; and

5.    The registrant's other certifying  officer(s) and I have disclosed,  based
      on  our  most  recent   evaluation  of  internal  control  over  financial
      reporting,  to the  registrant's  auditors and the audit  committee of the
      registrant's  board of directors  (or persons  performing  the  equivalent
      functions):

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely affect the  registrant's  ability to
            record, process, summarize and report financial information; and

      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees  who have a  significant  role in the  registrant's
            internal control over financial reporting.

Date:  November 12, 2003

                                /s/Paul J. McAuliffe
                                Paul J. McAuliffe
                                Executive  Vice  President  and Chief  Financial
                                Officer of Fox Capital Management Corporation,
                                equivalent of the chief financial officer of
                                the Partnership



<PAGE>



Exhibit 32.1


                          Certification of CEO and CFO
                       Pursuant to 18 U.S.C. Section 1350,
                             As Adopted Pursuant to
                  Section 906 of the Sarbanes-Oxley Act of 2002



In  connection  with the Quarterly  Report on Form 10-QSB of Century  Properties
Growth Fund XXII (the  "Partnership"),  for the quarterly period ended September
30, 2003 as filed with the Securities and Exchange Commission on the date hereof
(the  "Report"),  Patrick  J. Foye,  as the  equivalent  of the chief  executive
officer of the  Partnership,  and Paul J.  McAuliffe,  as the  equivalent of the
chief financial officer of the Partnership,  each hereby certifies,  pursuant to
18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley
Act of 2002, that, to the best of his knowledge:

      (1)   The Report fully complies with the  requirements of Section 13(a) or
            15(d) of the Securities Exchange Act of 1934; and

      (2)   The  information  contained in the Report  fairly  presents,  in all
            material respects, the financial condition and results of operations
            of the Partnership.


                                           /s/Patrick J. Foye
                                    Name:  Patrick J. Foye
                                    Date:  November 12, 2003


                                           /s/Paul J. McAuliffe
                                    Name:  Paul J. McAuliffe
                                    Date:  November 12, 2003


This  certification is furnished with this Report pursuant to Section 906 of the
Sarbanes-Oxley  Act of 2002 and shall not be deemed filed by the Partnership for
purposes of Section 18 of the Securities Exchange Act of 1934, as amended.