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

                                   Form 10-QSB

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

                 For the quarterly period ended June 30, 2005


[ ]   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE EXCHANGE ACT


             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, PO 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


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

                                  June 30, 2005

<TABLE>
<CAPTION>


Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $ 843
   Receivables and deposits                                                   1,099
   Restricted escrows                                                           372
   Other assets                                                                 939
   Investment properties:
      Land                                                   $ 12,693
      Buildings and related personal property                 122,188
                                                              134,881
      Less accumulated depreciation                           (78,878)       56,003
                                                                           $ 59,256
Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                          $ 586
   Tenant security deposit liabilities                                          324
   Accrued property taxes                                                       988
   Due to affiliates (Note B)                                                 3,613
   Other liabilities                                                            687
   Mortgage notes payable                                                    63,913

Partners' Deficit
   General partner                                           $ (8,765)
   Limited partners (82,848 units issued and
      outstanding)                                             (2,090)      (10,855)
                                                                           $ 59,256


  The accompanying notes are an integral part of these 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         Six Months Ended
                                                 June 30,                  June 30,
                                            2005         2004          2005        2004
Revenues:
<S>                                       <C>           <C>          <C>          <C>
  Rental income                           $ 4,231       $ 3,854      $ 8,387      $ 7,836
  Other income                                397           441          779          872
     Total revenues                         4,628         4,295        9,166        8,708

Expenses:
  Operating                                 2,368         2,169        4,346        3,962
  General and administrative                  125           122          244          237
  Depreciation                              1,312         1,254        2,611        2,490
  Interest                                  1,336         1,308        2,663        2,625
  Property taxes                              409           468          886          935
     Total expenses                         5,550         5,321       10,750       10,249

Net loss                                   $ (922)      $(1,026)     $(1,584)     $(1,541)

Net loss allocated to general
  partner                                  $ (109)      $ (121)       $ (187)     $ (182)
Net loss allocated to limited
  partners                                   (813)         (905)      (1,397)      (1,359)

                                           $ (922)      $(1,026)     $(1,584)     $(1,541)

Net loss per limited partnership
  unit                                    $ (9.81)      $(10.92)     $(16.86)     $(16.40)

  The accompanying notes are an integral part of these financial statements.

</TABLE>


<PAGE>



                     CENTURY PROPERTIES GROWTH FUND XXII
            CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' DEFICIT
                                   (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' deficit
  at December 31, 2004                82,848      $(8,578)      $ (693)     $ (9,271)

Net loss for the six months
  ended June 30, 2005                     --         (187)      (1,397)       (1,584)

Partners' deficit
  at June 30, 2005                    82,848      $(8,765)     $(2,090)     $(10,855)

  The accompanying notes are an integral part of these financial statements.
</TABLE>




<PAGE>



                       CENTURY PROPERTIES GROWTH FUND XXII
                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                                   (Unaudited)
                                 (in thousands)

<TABLE>
<CAPTION>

                                                                  Six Months Ended
                                                                      June 30,
                                                                   2005       2004
Cash flows from operating activities:
<S>                                                             <C>          <C>
  Net loss                                                      $(1,584)     $(1,541)
  Adjustments to reconcile net loss to net cash provided
   by operating activities:
     Depreciation                                                 2,611        2,490
     Bad debt                                                        95          261
     Amortization of loan costs                                      93           93
     Change in accounts:
      Receivables and deposits                                     (163)         108
      Other assets                                                 (106)        (329)
      Accounts payable                                               26          148
      Tenant security deposit liabilities                           (16)         (37)
      Accrued property taxes                                       (149)           8
      Due to affiliates                                             184          (83)
      Other liabilities                                              51           81
        Net cash provided by operating activities                 1,042        1,199

Cash flows from investing activities:
  Property improvements and replacements                         (2,138)        (888)
  Net withdrawals from restricted escrows                            34           45
        Net cash used in investing activities                    (2,104)        (843)

Cash flows from financing activities:
  Repayment of advances from affiliate                             (100)        (197)
  Advances from affiliate                                         1,983          181

  Principal payments on mortgage notes payable                     (676)        (602)
        Net cash provided by (used in) financing activities       1,207         (618)

Net increase (decrease) in cash and cash equivalents                145         (262)

Cash and cash equivalents at beginning of period                    698        1,011
Cash and cash equivalents at end of period                       $ 843        $ 749

Supplemental disclosure of cash flow information:
  Cash paid for interest                                        $ 2,454      $ 2,394
Supplemental disclosure of non-cash flow information:
   Property improvements and replacements in accounts
    payable                                                      $ 198        $ 199

Included in property improvements and replacements for the six months ended June
30, 2005 are  approximately  $534,000 of  improvements,  which were  included in
accounts payable at December 31, 2004.

  The accompanying notes are an integral part of these 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
six months ended June 30, 2005,  are not  necessarily  indicative of the results
that may be expected for the fiscal year ending  December 31, 2005.  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, 2004. 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 depends 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 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
$453,000  and  $433,000  for the six  months  ended  June  30,  2005  and  2004,
respectively, which is included in operating expenses.

Affiliates of the Managing General Partner charged the Partnership reimbursement
of accountable  administrative  expenses amounting to approximately $249,000 and
$117,000 for the six months ended June 30, 2005 and 2004, respectively, which is
included in general and administrative  expenses and investment properties.  The
portion of these  reimbursements  included in investment  properties for the six
months ended June 30, 2005 and 2004 are fees related to construction  management
services   provided  by  an  affiliate  of  the  Managing   General  Partner  of
approximately $154,000 and $28,000,  respectively.  The construction  management
service fees are  calculated  based on a percentage  of additions to  investment
properties.   At  June  30,   2005,   approximately   $131,000  of   accountable
administrative expenses were unpaid and are included in due to affiliates on the
accompanying consolidated balance sheet.

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. No such incentive was paid during the six months
ended June 30, 2005 or 2004.

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.  Advances  under the  credit  line  will be  unsecured  and  accrue
interest at the prime rate plus 2% per annum  (8.25% at June 30,  2005).  During
the six months ended June 30, 2005, an affiliate of the Managing General Partner
agreed  to  advance  funds in  excess  of the  $150,000  line of  credit to fund
operating expenses at several of the investment properties and advanced funds of
approximately  $1,983,000.  During  the six  months  ended  June  30,  2004,  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  $181,000.  Payments  of  approximately
$100,000  and  $200,000  were made during the six months ended June 30, 2005 and
2004,  respectively,  which  included  accrued  interest of less than $1,000 and
approximately  $3,000,  respectively.  At June 30, 2005, the outstanding balance
was  approximately  $3,482,000,  including  accrued  interest  of  approximately
$120,000.  Interest expense amounted to approximately $94,000 and $6,000 for the
six months ended June 30, 2005 and 2004,  respectively.  Subsequent  to June 30,
2005, the Partnership  received  advances of  approximately  $249,000 to pay the
mortgage at Plantation Creek and Hampton Greens Apartments.

The  Partnership  insures its properties up to certain  limits through  coverage
provided  by AIMCO  which is Managing  Generally  self-insured  for a portion of
losses and  liabilities  related to workers'  compensation,  property  casualty,
general liability 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 six months
ended  June 30,  2005 and 2004,  the  Partnership  was  charged by AIMCO and its
affiliates  approximately  $268,000 and  $259,000,  respectively,  for insurance
coverage and fees associated with policy claims administration.

Note C - Disposition of Property

During the six months ended June 30, 2004, the Partnership  sold a small portion
of the land needed for a road widening project from Wood Creek Apartments to the
state of Arizona for gross proceeds of  approximately  $3,000.  The  Partnership
realized  a gain of  approximately  $2,000  as a result  of the  sale,  which is
included in other income.

Note D - Contingencies

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  captioned Heller v.
Insignia  Financial  Group (the  "Heller  action")  was filed  against  the same
defendants  that are named in the  Nuanes  action.  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 28, 2002, the trial court granted  defendants
motion to strike the complaint. Plaintiffs took an appeal from this order.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes  action and the Heller  action.  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 ("Objector") filed an
appeal (the "Appeal")  seeking to vacate and/or reverse the order  approving the
settlement and entering judgment  thereto.  On May 4, 2004, the Objector filed a
second appeal  challenging  the court's use of a referee and its order requiring
Objector to pay those fees.

On March 21, 2005, the Court of Appeals issued opinions in both pending appeals.
With regard to the settlement and judgment entered thereto, the Court of Appeals
vacated  the trial  court's  order and  remanded  to the trial court for further
findings  on the basis that the "state of the record is  insufficient  to permit
meaningful  appellate  review".  With regard to the second appeal,  the Court of
Appeals  reversed the order requiring the Objector to pay referee fees. On April
26, 2005,  the Court of Appeals  lifted the stay of a pending  appeal related to
the Heller action and the trial court's order striking the  complaint.  On April
28, 2005, the Objector  filed a Petition for Review with the California  Supreme
Court in connection with the opinion vacating the order approving settlement and
remanding for further findings.  On June 10, 2005, the California  Supreme Court
denied  Objector's  Petition for Review and the Court of Appeals sent the matter
back to the trial court on June 21,  2005.  The parties  intend to ask the trial
court to make further findings in connection with settlement consistent with the
Court of Appeal's  remand order.  With respect to the related Heller appeal,  on
July 28, 2005, the Court of Appeal reversed the trial court's order striking the
first amended complaint.

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.

As previously disclosed,  AIMCO Properties L.P. and NHP Management Company, both
affiliates of the Managing General Partner, are defendants in a lawsuit alleging
that they 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  attempts to bring 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. and
NHP Management  Company failed to compensate  maintenance  workers for time that
they were required to be "on-call".  Additionally,  the complaint  alleges AIMCO
Properties  L.P. and NHP  Management  Company  failed to comply with the FLSA in
compensating maintenance workers for time that they worked in excess of 40 hours
in a week. On June 23, 2005 the Court  conditionally  certified  the  collective
action  on both the  on-call  and  overtime  issues.  The  Court  ruling  allows
plaintiffs  to  provide  notice  of the  collective  action  to  all  non-exempt
maintenance  workers from August 7, 2000 through the  present.  Those  employees
will have the  opportunity to opt-in to the collective  action.  Defendants have
asked the Court to  reconsider  its  ruling or in the  alternative  certify  the
ruling for appeal on that issue. After the notice goes out, defendants will have
the  opportunity to move to decertify the collective  action.  The Court further
denied plaintiffs' Motion for Certification of the state subclass.  Although the
outcome of any litigation is uncertain, AIMCO Properties,  L.P. does not believe
that  the  ultimate   outcome  will  have  a  material  adverse  effect  on  its
consolidated  financial  condition  or results  of  operations.  Similarly,  the
Managing  General Partner does not believe that the ultimate outcome will have a
material adverse effect on the Partnership's consolidated financial condition or
results of operations.

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.

Environmental

Various  Federal,  state and local laws subject  property owners or operators to
liability for management,  and the costs of removal or  remediation,  of certain
hazardous  substances  present on a property.  Such laws often impose  liability
without regard to whether the owner or operator knew of, or was responsible for,
the release or presence of the  hazardous  substances.  The  presence of, or the
failure to manage or remedy properly,  hazardous substances may adversely affect
occupancy at affected  apartment  communities and the ability to sell or finance
affected properties.  In addition to the costs associated with investigation and
remediation  actions  brought by government  agencies,  and  potential  fines or
penalties  imposed by such  agencies in  connection  therewith,  the presence of
hazardous  substances on a property could result in claims by private plaintiffs
for personal injury, disease, disability or other infirmities. Various laws also
impose  liability for the cost of removal,  remediation or disposal of hazardous
substances  through a  licensed  disposal  or  treatment  facility.  Anyone  who
arranges for the disposal or treatment of hazardous  substances  is  potentially
liable  under such laws.  These laws often impose  liability  whether or not the
person arranging for the disposal ever owned or operated the disposal  facility.
In connection  with the ownership,  operation and management of its  properties,
the Partnership  could  potentially be liable for  environmental  liabilities or
costs associated with its properties.

Mold

The Partnership is aware of lawsuits  against owners and managers of multifamily
properties asserting claims of personal injury and property damage caused by the
presence of mold, some of which have resulted in substantial  monetary judgments
or settlements. The Partnership has only limited insurance coverage for property
damage loss claims  arising from the  presence of mold and for  personal  injury
claims related to mold exposure. Affiliates of the Managing General Partner have
implemented a national  policy and  procedures to prevent or eliminate mold from
its properties  and the Managing  General  Partner  believes that these measures
will  minimize  the  effects  that mold could have on  residents.  To date,  the
Partnership  has not  incurred  any material  costs or  liabilities  relating to
claims of mold exposure or to abate mold  conditions.  Because the law regarding
mold is unsettled and subject to change the Managing General Partner can make no
assurance  that  liabilities  resulting from the presence of or exposure to mold
will  not have a  material  adverse  effect  on the  Partnership's  consolidated
financial condition or results of operations.

SEC Investigation

The  Central  Regional  Office of the  United  States  Securities  and  Exchange
Commission (the "SEC")  continues its formal  investigation  relating to certain
matters.  Although  the staff of the SEC is not limited in the areas that it may
investigate,  AIMCO believes the areas of  investigation  have included  AIMCO's
miscalculated   monthly  net  rental  income  figures  in  third  quarter  2003,
forecasted  guidance,  accounts  payable,  rent  concessions,   vendor  rebates,
capitalization of payroll and certain other costs, tax credit transactions,  and
tender offers for limited  partnership  interests.  AIMCO is cooperating  fully.
AIMCO is not able to predict when the investigation will be resolved. AIMCO does
not believe that the ultimate outcome will have a material adverse effect on its
consolidated  financial  condition  or results  of  operations.  Similarly,  the
Managing  General Partner does not believe that the ultimate outcome will have a
material adverse effect on the Partnership's consolidated financial condition or
results of operations.


<PAGE>



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 six months ended June 30, 2005 and 2004:

                                                   Average Occupancy
      Property                                      2005       2004

      Cooper's Pointe Apartments (1)                88%        97%
         North Charleston, South Carolina
      Copper Mill Apartments (2)                    92%        96%
         Richmond, Virginia
      Four Winds Apartments (3)                     94%        91%
         Overland Park, Kansas
      Autumn Run Apartments (4)                     96%        92%
         Naperville, Illinois
      Plantation Creek Apartments                   86%        86%
         Atlanta, Georgia
      Wood Creek Apartments (3)                     95%        77%
         Mesa, Arizona
      Promontory Point Apartments (5)               81%        78%
         Austin, Texas
      Hampton Greens Apartments (3)                 80%        77%
         Dallas, Texas

(1)   The  decrease in  occupancy  at  Cooper's  Pointe  Apartments  is due to a
      decrease  in the  tenant  base as a result  of  recent  overseas  military
      deployments.

(2)   The decrease in occupancy at Copper Mill Apartments is due to low mortgage
      rates allowing more tenants to buy homes and employment  reductions in the
      local market area.

(3)   The increase in occupancy at Four Winds,  Wood Creek,  and Hampton  Greens
      Apartments is due to favorable market  conditions and increased  marketing
      efforts by local management.

(4)   The increase in occupancy at Autumn Run Apartments is due to a more stable
      tenant base as a result of increased credit standards.

(5)   The increase in occupancy at  Promontory  Point  Apartments  is due to the
      completion  of major  highway  construction  near the  property  which has
      increased traffic.

The  Partnership's  financial  results depend upon a number of factors including
the  ability to attract  and  maintain  tenants  at the  investment  properties,
interest  rates on mortgage  loans,  costs  incurred  to operate the  investment
properties,  general  economic  conditions  and weather.  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.  Further,  a number of  factors  which are
outside the control of the  Partnership  such as the local economic  climate and
weather can adversely or positively affect the Partnership's financial results.

Results of Operations

The  Partnership's net loss for the three and six months ended June 30, 2005 was
approximately  $922,000 and  $1,584,000,  respectively,  compared to net loss of
approximately  $1,026,000  and  $1,541,000  for the three and six month  periods
ended June 30, 2004, respectively.  The decrease in net loss for the three month
period is due to an increase in total revenues  partially  offset by an increase
in total  expenses.  The increase in net loss for the six month period is due to
an increase in total expenses partially offset by an increase in total revenues.
Total revenues  increased for the three and six month periods due to an increase
in rental income partially  offset by a decrease in other income.  Rental income
increased due to an increase in occupancy at five of the  investment  properties
and a  decrease  in bad  debt  expense  at  most  of the  investment  properties
partially  offset by a decrease in  occupancy  at Coopers  Point and Copper Mill
Apartments.  Other income decreased due to a decrease in lease cancellation fees
at most of the  investment  properties and an increase in corporate unit rent at
Copper Mill Apartments partially offset by an increase in utility reimbursements
at Wood Creek Apartments.

Total expenses increased for the three and six month periods due to increases in
operating, depreciation, and interest expenses partially offset by a decrease in
property  tax  expense.   Operating   expense  increased  due  to  increases  in
advertising,  property, and maintenance expenses.  Advertising expense increased
due to increases in internet advertising at all of the investment properties and
in referral fees at Plantation Creek  Apartments  partially offset by a decrease
in  leasing  promotions  at Wood  Creek,  Plantation  Creek and  Hampton  Greens
Apartments. Property expense increased due to an increase in payroll and related
benefits at most of the investment properties and in utilities at Wood Creek and
Plantation Creek Apartments. Maintenance expense increased due to an increase in
contract labor at Plantation  Creek and Cooper's  Point  Apartments and in parts
and supplies at Wood Creek  Apartments.  Depreciation  expense  increased due to
property  improvements  and  replacements  placed into  service  during the past
twelve months,  which are now being depreciated.  Interest expense increased due
to an increase in interest  charged on the affiliate  advances as a result of an
increase  in such  advances  partially  offset by a decrease  in interest on the
mortgages encumbering the Partnership's investment properties due to the payment
of scheduled principal  payments,  which reduced the average outstanding balance
over the past twelve months. Property tax expense decreased due to a decrease in
the expected tax rate for the two investment properties located in Texas.

Included in general and  administrative  expenses  for the six months ended June
30, 2005 and 2004 are accountable  reimbursements charged by an affiliate of the
Managing  General  Partner in  accordance  with 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.

Capital Resources and Liquidity

At June 30, 2005, the Partnership had cash and cash equivalents of approximately
$843,000  compared to  approximately  $749,000 at June 30,  2004.  Cash and cash
equivalents  increased  approximately  $145,000  from  December  31, 2004 due to
approximately  $1,042,000  and  $1,207,000  of cash  provided by  operating  and
financing activities, respectively, partially offset by approximately $2,104,000
of cash used in investing  activities.  Cash  provided by  financing  activities
consisted of advances received from an affiliate of the Managing General Partner
partially  offset by principal  payments made on the mortgages  encumbering  the
Partnership's  investment  properties  and the  repayment  of  advances  from an
affiliate of the Managing  General  Partner.  Cash used in investing  activities
consisted  of  property  improvements  and  replacements   partially  offset  by
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.  Advances  under the  credit  line  will be  unsecured  and  accrue
interest at the prime rate plus 2% per annum  (8.25% at June 30,  2005).  During
the six months ended June 30, 2005, an affiliate of the Managing General Partner
agreed  to  advance  funds in  excess  of the  $150,000  line of  credit to fund
operating expenses at several of the investment properties and advanced funds of
approximately  $1,983,000.  During  the six  months  ended  June  30,  2004,  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  $181,000.  Payments  of  approximately
$100,000  and  $200,000  were made during the six months ended June 30, 2005 and
2004,  respectively,  which  included  accrued  interest of less than $1,000 and
approximately  $3,000,  respectively.  At June 30, 2005, the outstanding balance
was  approximately  $3,482,000,  including  accrued  interest  of  approximately
$120,000.  Interest expense amounted to approximately $94,000 and $6,000 for the
six months ended June 30, 2005 and 2004, respectively.

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.  For example, 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.  Capital  improvements
planned for each of the Partnership's properties are detailed below.

Cooper's Pointe

During  the  six  months  ended  June  30,  2005,  the   Partnership   completed
approximately  $50,000 of capital  improvements at Cooper's  Pointe  Apartments,
consisting  primarily of floor  covering  replacements,  fire safety  equipment,
interior decoration and structural improvements.  These improvements were funded
from  operating  cash flow.  The  Partnership  regularly  evaluates  the capital
improvement  needs  of the  property.  While  the  Partnership  has no  material
commitments for property improvements and replacements,  certain routine capital
expenditures are anticipated during 2005. Such capital  expenditures will depend
on the physical  condition of the property as well as  replacement  reserves and
anticipated cash flow generated by the property.

Copper Mill

During  the  six  months  ended  June  30,  2005,  the   Partnership   completed
approximately  $540,000  of  capital  improvements  at Copper  Mill  Apartments,
consisting primarily of floor covering replacements,  interior lighting, parking
lot resurfacing,  swimming pool upgrades,  air conditioning  units,  miniblinds,
structural  improvements and major  landscaping.  These improvements were funded
from  operating  cash flow.  The  Partnership  regularly  evaluates  the capital
improvement  needs  of the  property.  While  the  Partnership  has no  material
commitments for property improvements and replacements,  certain routine capital
expenditures are anticipated during 2005. Such capital  expenditures will depend
on the physical  condition of the property as well as  replacement  reserves and
anticipated cash flow generated by the property.

Four Winds

During  the  six  months  ended  June  30,  2005,  the   Partnership   completed
approximately  $195,000  of  capital  improvements  at  Four  Winds  Apartments,
consisting primarily of floor covering  replacements,  parking area resurfacing,
swimming pool upgrades, furniture replacements,  fencing, major landscaping, and
exterior  painting.  These improvements were funded from operating cash flow and
advances  from an affiliate of the Managing  General  Partner.  The  Partnership
regularly  evaluates the capital  improvement  needs of the property.  While the
Partnership  has  no  material   commitments  for  property   improvements   and
replacements,  certain routine capital expenditures are anticipated during 2005.
Such capital  expenditures will depend on the physical condition of the property
as well as  replacement  reserves  and  anticipated  cash flow  generated by the
property.

Autumn Run

During  the  six  months  ended  June  30,  2005,  the   Partnership   completed
approximately  $258,000  of  capital  improvements  at  Autumn  Run  Apartments,
consisting primarily of floor covering replacements, vinyl siding, swimming pool
upgrades,   window  and  door  replacements,   and  exterior   painting.   These
improvements were funded from operating cash flow and advances from an affiliate
of the Managing General Partner. The Partnership regularly evaluates the capital
improvement  needs  of the  property.  While  the  Partnership  has no  material
commitments for property improvements and replacements,  certain routine capital
expenditures are anticipated during 2005. Such capital  expenditures will depend
on the  physical  condition  of the  property as well as  anticipated  cash flow
generated by the property.

Plantation Creek

During  the  six  months  ended  June  30,  2005,  the   Partnership   completed
approximately  $415,000 of capital  improvements at Plantation Creek Apartments,
consisting  primarily of floor covering  replacements,  water heaters,  plumbing
fixtures, air conditioning units,  appliances,  major landscaping and structural
improvements.  These  improvements  were  funded  from  operating  cash flow and
advances  from an affiliate of the Managing  General  Partner.  The  Partnership
regularly  evaluates the capital  improvement  needs of the property.  While the
Partnership  has  no  material   commitments  for  property   improvements   and
replacements,  certain routine capital expenditures are anticipated during 2005.
Such capital  expenditures will depend on the physical condition of the property
as well as  replacement  reserves  and  anticipated  cash flow  generated by the
property.

Wood Creek

During  the  six  months  ended  June  30,  2005,  the   Partnership   completed
approximately  $115,000  of  capital  improvements  at  Wood  Creek  Apartments,
consisting primarily of computers,  signage, exterior painting and appliance and
floor covering replacements.  These improvements were funded from operating cash
flow and  advances  from an  affiliate  of the  Managing  General  Partner.  The
Partnership  regularly  evaluates the capital improvement needs of the property.
While the Partnership has no material commitments for property  improvements and
replacements,  certain routine capital expenditures are anticipated during 2005.
Such capital  expenditures will depend on the physical condition of the property
as well as  replacement  reserves  and  anticipated  cash flow  generated by the
property.

Promontory Point

During  the  six  months  ended  June  30,  2005,  the   Partnership   completed
approximately  $85,000 of capital  improvements at Promontory Point  Apartments,
consisting  primarily of floor  covering  replacements,  swimming pool upgrades,
siding and exterior improvements, and roof replacements. These improvements were
funded  from  operating  cash flow and  replacement  reserves.  The  Partnership
regularly  evaluates the capital  improvement  needs of the property.  While the
Partnership  has  no  material   commitments  for  property   improvements   and
replacements,  certain routine capital expenditures are anticipated during 2005.
Such capital  expenditures will depend on the physical condition of the property
as well as  replacement  reserves  and  anticipated  cash flow  generated by the
property.

Hampton Greens

During  the  six  months  ended  June  30,  2005,  the   Partnership   completed
approximately  $144,000 of capital  improvements at Hampton  Greens,  consisting
primarily of floor  covering  replacement,  interior  lighting,  fencing,  major
landscaping,  and wall covering and appliance  replacements.  These improvements
were funded from operating cash flow. The  Partnership  regularly  evaluates the
capital improvement needs of the property. While the Partnership has no material
commitments for property improvements and replacements,  certain routine capital
expenditures are anticipated during 2005. Such capital  expenditures will depend
on the physical  condition of the property as well as  replacement  reserves and
anticipated cash flow generated by the property.

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

Except as noted  above,  the  Partnership's  assets are thought to be  generally
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  $63,913,000  is amortized over varying
periods with balloon payments of approximately $47,916,000 and $3,500,000 due in
2006 and 2008, respectively, and one mortgage which will be fully amortized upon
its  maturity in October  2021.  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.

There were no distributions  during the six months ended June 30, 2005 and 2004.
Future  cash  distributions  will  depend on the levels of cash  generated  from
operations,  the timing of debt maturities,  property sales and/or refinancings.
The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
basis. In light of the significant  amounts due to the Managing  General Partner
at June 30,  2005,  it is not  anticipated  that the  Partnership  will make any
distributions in the foreseeable future.

Other

In addition to its indirect  ownership of the general  partner  interests in the
Partnership,  AIMCO and its affiliates owned 54,370.50 limited partnership units
(the "Units") in the Partnership representing 65.63% of the outstanding Units at
June 30, 2005. 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.  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 65.63% 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  an  impairment  in  the
Partnership's assets.

Revenue Recognition

The Partnership generally leases apartment units for twelve-month terms or less.
The Partnership will offer rental concessions during particularly slow months or
in response  to heavy  competition  from other  similar  complexes  in the area.
Rental income attributable to leases, net of any concessions, is recognized on a
straight-line  basis over the term of the lease.  The Partnership  evaluates all
accounts  receivable  from  residents and  establishes  an allowance,  after the
application of security deposits,  for accounts greater than 30 days past due on
current tenants and all receivables due from former tenants.

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.



<PAGE>


                           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  captioned Heller v.
Insignia  Financial  Group (the  "Heller  action")  was filed  against  the same
defendants  that are named in the  Nuanes  action.  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 28, 2002, the trial court granted  defendants
motion to strike the complaint. Plaintiffs took an appeal from this order.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes  action and the Heller  action.  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 ("Objector") filed an
appeal (the "Appeal")  seeking to vacate and/or reverse the order  approving the
settlement and entering judgment  thereto.  On May 4, 2004, the Objector filed a
second appeal  challenging  the court's use of a referee and its order requiring
Objector to pay those fees.

On March 21, 2005, the Court of Appeals issued opinions in both pending appeals.
With regard to the settlement and judgment entered thereto, the Court of Appeals
vacated  the trial  court's  order and  remanded  to the trial court for further
findings  on the basis that the "state of the record is  insufficient  to permit
meaningful  appellate  review".  With regard to the second appeal,  the Court of
Appeals  reversed the order requiring the Objector to pay referee fees. On April
26, 2005,  the Court of Appeals  lifted the stay of a pending  appeal related to
the Heller action and the trial court's order striking the  complaint.  On April
28, 2005, the Objector  filed a Petition for Review with the California  Supreme
Court in connection with the opinion vacating the order approving settlement and
remanding for further findings.  On June 10, 2005, the California  Supreme Court
denied  Objector's  Petition for Review and the Court of Appeals sent the matter
back to the trial court on June 21,  2005.  The parties  intend to ask the trial
court to make further findings in connection with settlement consistent with the
Court of Appeal's  remand order.  With respect to the related Heller appeal,  on
July 28, 2005, the Court of Appeal reversed the trial court's order striking the
first amended complaint.

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.

As previously disclosed,  AIMCO Properties L.P. and NHP Management Company, both
affiliates of the Managing General Partner, are defendants in a lawsuit alleging
that they 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  attempts to bring 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. and
NHP Management  Company failed to compensate  maintenance  workers for time that
they were required to be "on-call".  Additionally,  the complaint  alleges AIMCO
Properties  L.P. and NHP  Management  Company  failed to comply with the FLSA in
compensating maintenance workers for time that they worked in excess of 40 hours
in a week. On June 23, 2005 the Court  conditionally  certified  the  collective
action  on both the  on-call  and  overtime  issues.  The  Court  ruling  allows
plaintiffs  to  provide  notice  of the  collective  action  to  all  non-exempt
maintenance  workers from August 7, 2000 through the  present.  Those  employees
will have the  opportunity to opt-in to the collective  action.  Defendants have
asked the Court to  reconsider  its  ruling or in the  alternative  certify  the
ruling for appeal on that issue. After the notice goes out, defendants will have
the  opportunity to move to decertify the collective  action.  The Court further
denied plaintiffs' Motion for Certification of the state subclass.  Although the
outcome of any litigation is uncertain, AIMCO Properties,  L.P. does not believe
that  the  ultimate   outcome  will  have  a  material  adverse  effect  on  its
consolidated  financial  condition  or results  of  operations.  Similarly,  the
Managing  General Partner does not believe that the ultimate outcome will have a
material adverse effect on the Partnership's consolidated financial condition or
results of operations.

ITEM 5.     OTHER INFORMATION

            None.

ITEM 6.     EXHIBITS

            See Exhibit Index.



<PAGE>



                                   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/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President


                                    By:   /s/Stephen B. Waters
                                          Stephen B. Waters
                                          Vice President


                                    Date: August 12, 2005



<PAGE>


                       CENTURY PROPERTIES GROWTH FUND XXII
                                  EXHIBIT INDEX


Exhibit Number    Description of Exhibit


      2.1         NPI, Inc.  Stock  Purchase  Agreement,  dated as of August 17,
                  1995,  incorporated by reference to the Partnership's  Current
                  Report on Form 8-K dated August 17, 1995.

      2.2         Partnership  Units Purchase  Agreement  dated as of August 17,
                  1995,  incorporated  by  reference  to Exhibit 2.1 to Form 8-K
                  filed by Insignia Financial Group, Inc.  ("Insignia") with the
                  Securities and Exchange Commission on September 1, 1995.

      2.3         Management  Purchase  Agreement  dated as of August 17,  1995,
                  incorporated  by reference to Exhibit 2.2 to Form 8-K filed by
                  Insignia  with  the  Securities  and  Exchange  Commission  on
                  September 1, 1995.

      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).

      10.1        Promissory  Note dated  December 27, 1994 from Century  Stoney
                  Greens,  L.P.  to  USL  Capital  Corporation  ("USL")  in  the
                  principal  amount of $30,000,000  incorporated by reference to
                  the  Registrant's  Form 10-K for the year ended  December  31,
                  1994

      10.2        Form of Deed  of  Trust,  Security  Agreement,  Assignment  of
                  Leases and Rents,  Fixture  Filing and Financing  Statement by
                  CSG to Howard E.  Schreiber,  Trustee  for the  benefit of USL
                  incorporated  by reference to the  Registrant's  Form 10-K for
                  the year ended December 31, 1994.

      10.3        Form of  Promissory  Note  from  the  Registrant  to  Secore
                  Financial    Corporation    ("Secore")   relating   to   the
                  refinancing of each of Cooper's  Pointe,  Copper Mill,  Four
                  Winds,  Hampton Greens,  Plantation Creek, Stoney Creek, and
                  Wood Creek  incorporated  by reference to the  Partnership's
                  Annual  Report on Form 10-K for the year ended  December 31,
                  1995.

      10.4        Form of Mortgage/Deed of Trust and Security Agreement from the
                  Registrant to Secore  relating to the  refinancing  of each of
                  Cooper's  Pointe,  Copper Mill,  Four Winds,  Hampton  Greens,
                  Plantation Creek,  Stoney Creek and Wood Creek incorporated by
                  reference to the Partnership's  Annual Report on Form 10-K for
                  the year ended December 31, 1995.

      10.7        Promissory  Note  dated  June 30,  1998,  by and  between  the
                  Partnership and Lehman Brothers  Holding,  Inc. for Promontory
                  Point  incorporated  by  reference  to  Exhibit  10.3  on  the
                  Partnership's  quarterly report on Form 10-QSB for the quarter
                  ended June 30, 1998.

      10.10       Multifamily  Note for Autumn Run dated  September 6, 2001,  by
                  and between Century  Properties Growth Fund XXII, a California
                  limited partnership, and GMAC Commercial Mortgage Corporation,
                  a California  corporation.  Filed with the Form 10-QSB for the
                  quarter ended  September 30, 2001 and  incorporated  herein by
                  reference.

      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 of the equivalent of the Chief Executive Officer
                  and Chief  Financial  Officer  Pursuant  to 18 U.S.C.  Section
                  1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley
                  Act of 2002.


<PAGE>



Exhibit 31.1


                                  CERTIFICATION


I, Martha L. Long, 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 small  business  issuer as of, and for, the periods  presented in this
      report;

4.    The  small  business  issuer'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 small business issuer 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
            small business issuer, 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  small  business   issuer'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 small  business  issuer's
            internal  control over financial  reporting that occurred during the
            small  business  issuer's  most  recent  fiscal  quarter  (the small
            business  issuer's  fourth  fiscal  quarter in the case of an annual
            report) that has  materially  affected,  or is reasonably  likely to
            materially affect, the small business issuer's internal control over
            financial reporting; and

5.    The  small  business  issuer's  other  certifying  officer(s)  and I  have
      disclosed,  based on our most recent  evaluation of internal  control over
      financial reporting, to the small business issuer's auditors and the audit
      committee of the small  business  issuer'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 small business  issuer'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 small  business
            issuer's internal control over financial reporting.

Date:  August 12, 2005

                                    /s/Martha L. Long
                                    Martha L. Long
                                    Senior   Vice   President   of  Fox  Capital
                                    Management  Corporation,  equivalent  of the
                                    chief executive officer of the Partnership


<PAGE>



Exhibit 31.2


                                  CERTIFICATION


I, Stephen B. Waters, 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 small  business  issuer as of, and for, the periods  presented in this
      report;

4.    The  small  business  issuer'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 small business issuer 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
            small business issuer, 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  small  business   issuer'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 small  business  issuer's
            internal  control over financial  reporting that occurred during the
            small  business  issuer's  most  recent  fiscal  quarter  (the small
            business  issuer's  fourth  fiscal  quarter in the case of an annual
            report) that has  materially  affected,  or is reasonably  likely to
            materially affect, the small business issuer's internal control over
            financial reporting; and

5.    The  small  business  issuer's  other  certifying  officer(s)  and I  have
      disclosed,  based on our most recent  evaluation of internal  control over
      financial reporting, to the small business issuer's auditors and the audit
      committee of the small  business  issuer'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 small business  issuer'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 small  business
            issuer's internal control over financial reporting.

Date:  August 12, 2005

                                    /s/Stephen B. Waters
                                    Stephen B. Waters
                                    Vice  President 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 June 30,
2005 as filed with the  Securities  and Exchange  Commission  on the date hereof
(the "Report"), Martha L. Long, as the equivalent of the Chief Executive Officer
of the  Partnership,  and  Stephen B.  Waters,  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/Martha L. Long
                                    Name:  Martha L. Long
                                    Date:  August 12, 2005


                                           /s/Stephen B. Waters
                                    Name:  Stephen B. Waters
                                    Date:  August 12, 2005


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.