FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15(d) OF
                        THE SECURITIES EXCHANGE ACT OF 1934
                        Quarterly or Transitional Report



                      U.S. SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   Form 10-QSB

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

                   For the quarterly period ended March 31, 2002


[ ] 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 0-14248


                              ANGELES PARTNERS XIV
         (Exact name of small business issuer as specified in its charter)



         California                                               95-3959771
(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


a)

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

                                 March 31, 2002

<TABLE>
<CAPTION>


Assets
<S>                                                                         <C>
   Cash and cash equivalents                                                $  1,249
   Receivables and deposits                                                      427
   Restricted escrows                                                            184
   Other assets                                                                  289
   Investment properties:
      Land                                                    $ 2,243
      Buildings and related personal property                   26,734
                                                                28,977
      Less accumulated depreciation                            (21,599)        7,378
                                                                            $ 9,527

Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                           $ 64
   Tenant security deposit liabilities                                           129
   Accrued property taxes                                                        395
   Accrued interest (including $4,984 in default)                              9,797
   Due to affiliates (Note C)                                                  2,066
   Other liabilities                                                             269
   Notes payable (including $6,981 in default)                                28,837

Partners' Deficit
   General partners                                            $ (715)
   Limited partners (43,411 units issued and
      outstanding)                                             (31,315)      (32,030)
                                                                            $ 9,527


            See Accompanying Notes to Consolidated Financial Statements
</TABLE>


<PAGE>




b)

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

<TABLE>
<CAPTION>

                                                                Three Months Ended
                                                                       March 31,
                                                                2002          2001
Revenues:
<S>                                                            <C>          <C>
   Rental income                                               $ 1,278      $ 1,243
   Other income                                                     66           89
      Total revenues                                             1,344        1,332

Expenses:
   Operating                                                       458          447
   General and administrative                                       83           76
   Depreciation                                                    355          348
   Interest                                                        828          883
   Property taxes                                                  104          110
      Total expenses                                             1,828        1,864

Net loss                                                       $ (484)       $ (532)

Net loss allocated to general partners (1%)                     $ (5)         $ (5)

Net loss allocated to limited partners (99%)                      (479)        (527)

                                                               $ (484)       $ (532)

Net loss per limited partnership unit                          $(11.03)     $(12.14)


            See Accompanying Notes to Consolidated Financial Statements
</TABLE>


<PAGE>


c)

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


<TABLE>
<CAPTION>

                                     Limited
                                     Partnership     General      Limited
                                        Units        Partners    Partners      Total

<S>                                    <C>             <C>       <C>          <C>
Original capital contributions         44,390          $ 1       $ 44,390     $ 44,391

Partners' deficit at
   December 31, 2001                   43,411         $ (710)    $(30,836)    $(31,546)

Net loss for the three months
   ended March 31, 2002                    --             (5)        (479)        (484)

Partners' deficit
   at March 31, 2002                   43,411         $ (715)    $(31,315)    $(32,030)


            See Accompanying Notes to Consolidated Financial Statements
</TABLE>


<PAGE>


d)

                              ANGELES PARTNERS XIV
                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                                   (Unaudited)
                                   (in thousands)

<TABLE>
<CAPTION>

                                                                 Three Months Ended
                                                                       March 31,
                                                                  2002         2001
Cash flows from operating activities:
<S>                                                              <C>          <C>
  Net loss                                                       $ (484)      $ (532)
  Adjustments to reconcile net loss to net cash provided
   by operating activities:
     Depreciation                                                    355          348
     Amortization of loan costs                                        6            8
     Change in accounts:
      Receivables and deposits                                      (141)        (115)
      Other assets                                                   (12)          11
      Accounts payable                                                14          (57)
      Tenant security deposit liabilities                             --            7
      Accrued property taxes                                         104          110
      Accrued interest                                               341          514
      Due to affiliates                                              (24)          54
      Other liabilities                                              110           20

        Net cash provided by operating activities                    269          368

Cash flows from investing activities:
  Property improvements and replacements                             (83)         (51)
  Net deposits to restricted escrows                                 (27)         (27)

        Net cash used in investing activities                       (110)         (78)

Cash flows used in financing activities:
  Principal payments on notes payable                                (87)         (81)

Net increase in cash and cash equivalents                             72          209
Cash and cash equivalents at beginning of period                   1,177        1,497
Cash and cash equivalents at end of period                       $ 1,249      $ 1,706

Supplemental disclosure of cash flow information:
  Cash paid for interest                                          $ 465        $ 347

At March 31,  2002 and  December  31,  2001,  approximately  $79,000 of property
improvements and replacements were included in Due to affiliates.


            See Accompanying Notes to Consolidated Financial Statements
</TABLE>


<PAGE>




e)

                              ANGELES PARTNERS XIV
                     NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                                   (Unaudited)


Note A - Going Concern

The accompanying  unaudited consolidated financial statements have been prepared
assuming Angeles Partners XIV (the  "Partnership" or "Registrant") will continue
as a going  concern.  The  Partnership  continues to incur  recurring  operating
losses and suffers from inadequate liquidity.

The  Partnership   has  unsecured   working  capital  loans  in  the  amount  of
approximately   $4,576,000  plus  related  accrued   interest  of  approximately
$4,065,000  that is in default at March 31, 2002 as a result of  non-payment  of
interest  and  principal  upon its maturity in November  1997.  These loans were
payable to Angeles Acceptance Pool, L.P. ("AAP"). During the year ended December
31, 2000, AAP transferred ownership of the loans to Saticoy Investments Company,
LLC ("Saticoy"),  a wholly owned entity of The PNL Companies.  This indebtedness
is recourse to the  Partnership.  The  Partnership  does not have the means with
which to  satisfy  this  obligation,  and  Saticoy  has a judgment  against  the
Partnership for this debt.

In addition the  Partnership has two notes which are recourse to the Partnership
and are owed to an affiliate of Angeles  Realty  Corporation  II (the  "Managing
General Partner").  One of the two notes totaling $2,405,000  originally matured
in March 1998. The Managing  General  Partner  negotiated with the holder of the
note to extend this indebtedness  through March 2002. This loan in the amount of
$2,405,000  plus  accrued  interest of  approximately  $919,000 is in default at
March 31, 2002 as a result of  non-payment  of interest and  principal  upon its
maturity in March 2002. It is anticipated that this  indebtedness will be repaid
with proceeds from the sale of Waterford Square  Apartments (see below).  If the
Partnership is unable to sell Waterford Square  Apartments by June 30, 2002, the
Managing General Partner will commence  negotiations  with the current holder to
extend  this  indebtedness.  The  remaining  note with a  principal  balance  of
approximately $4,765,000 matures in March 2003.

During the year ended December 31, 2001, the Managing  General  Partner signed a
forebearance  agreement  with Saticoy.  The Managing  General  Partner agreed to
market Waterford Square Apartments for sale. The forebearance  period began June
1, 2001 and was to end the earlier of March 1, 2002 or the date Waterford Square
Apartments  was sold.  The Managing  General  Partner and Saticoy  negotiated an
extension of the forebearance agreement until April 1, 2002.  Subsequently,  the
Managing General Partner and Saticoy  negotiated an additional  extension of the
forebearance  agreement  until July 1, 2002. The extensions have been granted to
allow the  Partnership  time to  finalize a contract  for the sale of  Waterford
Square  Apartments.   Upon  the  sale  of  Waterford  Square   Apartments,   the
distributable sale proceeds,  after deducting  reasonable closing costs, will be
used to repay the first lien  mortgage  debt on the property  and repay  certain
Angeles Mortgage  Investment  Trust ("AMIT") debt.  Saticoy has agreed to accept
68.75% of the remaining proceeds in full satisfaction of its notes.

The  Partnership  realized a net loss of  approximately  $484,000  for the three
months  ended  March  31,  2002.  The  Managing   General  Partner  expects  the
Partnership to continue to incur such losses from  operations.  The  Partnership
generated cash from operations of approximately $269,000 during the three months
ended  March 31,  2002;  however,  this was  primarily  the  result of  accruing
interest of approximately $341,000 on its indebtedness.

No  other  sources  of  additional   financing  have  been   identified  by  the
Partnership,  nor does the  Managing  General  Partner  have any other  plans to
remedy the liquidity  problems the  Partnership is currently  experiencing.  The
Managing General Partner anticipates that the Fox Crest Apartments and Waterford
Square  Apartments  will generate  sufficient cash flows during 2002 to meet all
property  operating  expenses,  property debt service  requirements  and to fund
capital expenditures.  However, these cash flows will be insufficient to service
the Partnership indebtedness.

As a result of the above,  there is  substantial  doubt about the  Partnership's
ability to continue as a going concern. The consolidated financial statements do
not  include  any  adjustments  to reflect the  possible  future  effects on the
recoverability  and  classification of assets or amounts and  classifications of
liabilities that may result from these uncertainties.

Note B - Basis of Presentation

The accompanying  unaudited consolidated financial statements of the Partnership
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.   The  Managing  General  Partner  of  the
Partnership  is an affiliate  of Apartment  Investment  and  Management  Company
("AIMCO"), a publicly traded real estate investment trust. In the opinion of the
Managing  General  Partner,  all  adjustments  (consisting  of normal  recurring
accruals)  considered  necessary  for a fair  presentation  have been  included.
Operating  results  for the three  month  period  ended  March 31,  2002 are not
necessarily  indicative  of the results that may be expected for the fiscal year
ending  December 31, 2002. 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, 2001.

Note C - Transactions with Affiliated Parties

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

As compensation for providing property  management  services,  affiliates of the
Managing  General  Partner were  entitled to receive 5% of gross  receipts  from
Foxcrest  Apartments  during the three months ended March 31, 2002 and 2001, and
6% of gross receipts from Waterford Square Apartments for the three months ended
March 31, 2001, and 7.82% of gross receipts for the three months ended March 31,
2002. The Registrant paid to such affiliates  approximately  $89,000 and $72,000
for the three  months  ended  March 31, 2002 and 2001,  respectively,  which are
included in operating expenses.

Affiliates   of  the  Managing   General   Partner  were   eligible  to  receive
reimbursements of accountable administrative expenses amounting to approximately
$53,000  and  $54,000  for the  three  months  ended  March  31,  2002 and 2001,
respectively,  which are included in general and  administrative  expenses.  The
Partnership owed the affiliates approximately $1,908,000 and $1,714,000 at March
31, 2002 and 2001, respectively, for reimbursement of accountable administrative
expenses.  These amounts are included in Due to affiliates at March 31, 2002 and
2001.

In accordance with the Partnership  Agreement,  the Managing General Partner has
made  advances  to the  Partnership.  At  March  31,  2002,  the  amount  of the
outstanding  loan  and  accrued  interest  was  approximately  $158,000,  and is
included  in Due to  affiliates  at March 31,  2002.  Interest is charged at the
prime rate plus 2%.  Interest  expense  was  approximately  $3,000 for the three
months  ended  March 31,  2002.  There were no loans from the  Managing  General
Partner or associated interest for the three months ended March 31, 2001.

AMIT provided  financing  (the "AMIT Loans") to the  Partnership.  Pursuant to a
series of  transactions,  affiliates of the Managing  General  Partner  acquired
ownership  interests in AMIT.  On September  17, 1998,  AMIT was merged with and
into Insignia Properties Trust ("IPT"), the entity which controlled the Managing
General Partner.  Effective  February 26, 1999, IPT was merged into AIMCO. Thus,
AIMCO is the current  holder of the AMIT Loans.  The  principal  balances on the
AMIT Loans total approximately  $7,170,000 at March 31, 2002, accrue interest at
a rate of 12.5% per annum and are  recourse to the  Partnership.  One of the two
notes totaling $2,405,000 originally matured in March 1998. The Managing General
Partner negotiated with AMIT to extend this indebtedness through March 2002. The
Partnership  is  currently  in default  with respect to this note as a result of
non-payment  of interest and  principal  upon its maturity in March 2002.  It is
anticipated that this indebtedness will be repaid with proceeds from the sale of
Waterford Square  Apartments upon its sale. If the Partnership is unable to sell
Waterford Square  Apartments by June 30, 2002, the Managing General Partner will
commence negotiations with AIMCO to extend this indebtedness. The remaining note
with a  principal  balance of  approximately  $4,765,000  matures in March 2003.
Total interest expense on the AMIT Loans was approximately $389,000 and $382,000
for the three months ended March 31, 2002 and 2001, respectively. Total interest
paid on the AMIT Loans was  approximately  $125,000  for the three  months ended
March 31, 2002.  No such  payments were made during the three months ended March
31, 2001. Accrued interest was approximately $5,618,000 at March 31, 2002.

Beginning in 2001, the  Partnership  began insuring 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 three months ended
March 31, 2002 and 2001, the Partnership was charged by AIMCO and its affiliates
approximately $68,000 and $56,000, respectively, for insurance coverage and fees
associated with policy claims administration.

Note D - Notes Payable

In November  1992,  AAP, a Delaware  limited  partnership  which  controlled the
working capital loans previously  provided by Angeles Capital  Investment,  Inc.
("ACII"),  was  organized.  Angeles  Corporation  ("Angeles") is the 99% limited
partner  of AAP and  Angeles  Acceptance  Directives,  Inc.  ("AAD"),  which was
wholly-owned by Insignia Properties Trust ("IPT"), was the 1% general partner of
AAP,  until April 14, 1995. On April 14, 1995, as part of a settlement of claims
between affiliates of the Managing General Partner and Angeles,  AAD resigned as
general  partner  of AAP and  simultaneously  received  a 0.5%  limited  partner
interest in AAP. An  affiliate  of Angeles now serves as the general  partner of
AAP.

The AAP working  capital loans funded the  Partnership's  operating  deficits in
prior years.  Total  indebtedness  was  approximately  $4,576,000,  plus accrued
interest of approximately  $4,065,000,  at March 31, 2002, with monthly interest
accruing at the prime rate plus two percent. Upon maturity on November 25, 1997,
the  Partnership did not have the means with which to satisfy this maturing debt
obligation.  This  indebtedness  remains  in default  at March 31,  2002.  Total
interest  expense for this loan was  approximately  $76,000 and $132,000 for the
three months ended March 31, 2002 and 2001, respectively.  During the year ended
December 31, 2000, AAP transferred ownership of the loans to Saticoy Investments
Company, LLC ("Saticoy"),  a wholly owned entity of the PNL Companies,  which is
an unrelated party.

During the year ended December 31, 2001, the Managing  General  Partner signed a
forebearance  agreement  with Saticoy.  The Managing  General  Partner agreed to
market Waterford Square Apartments for sale. The forebearance  period began June
1, 2001 and was to end the earlier of March 1, 2002 or the date Waterford Square
Apartments  was sold.  The Managing  General  Partner and Saticoy  negotiated an
extension of the forebearance agreement until April 1, 2002.  Subsequently,  the
Managing General Partner and Saticoy  negotiated an additional  extension of the
forebearance  agreement  until July 1, 2002. The extensions have been granted to
allow the  Partnership  time to  finalize a contract  for the sale of  Waterford
Square  Apartments.   Upon  the  sale  of  Waterford  Square   Apartments,   the
distributable sale proceeds,  after deducting  reasonable closing costs, will be
used to repay the first lien  mortgage  debt on the property  and repay  certain
AMIT debt. Saticoy has agreed to accept 68.75% of the remaining proceeds in full
satisfaction of its notes.

Note E - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (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
purports  to  assert  claims  on  behalf  of a class  of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  which are named as nominal  defendants,  challenging,  among other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc. ("Insignia") and entities which 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  seek  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
On June 25, 1998, the Managing General Partner filed a motion seeking  dismissal
of the action.  In lieu of responding  to the motion,  the  plaintiffs  filed an
amended  complaint.  The Managing General Partner filed demurrers to the amended
complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Managing  General  Partner  and its  affiliates  filed a
demurrer to the third amended  complaint.  On May 14, 2001,  the Court heard the
demurrer to the third amended  complaint.  On July 10, 2001, the Court issued an
order  sustaining  defendants'  demurrer on certain  grounds.  On July 20, 2001,
Plaintiffs filed a motion for reconsideration of the Court's July 10, 2001 order
granting in part and denying in part defendants' demurrer. On September 7, 2001,
Plaintiffs  filed a fourth amended class and  derivative  action  complaint.  On
September 12, 2001, the Court denied Plaintiffs' motion for reconsideration.  On
October 5, 2001, the Managing General Partner and affiliated  defendants filed a
demurrer to the fourth amended complaint,  which was heard on December 11, 2001.
On February 2, 2002,  the Court served its order  granting in part the demurrer.
The  Court has  dismissed  without  leave to amend  certain  of the  plaintiffs'
claims.  On February 11, 2002,  plaintiffs  filed a motion  seeking to certify a
putative  class  comprised of all  non-affiliated  persons who own or have owned
units  in  the  partnerships.   The  Managing  General  Partner  and  affiliated
defendants oppose the motion. On April 29, 2002, the Court heard argument on the
motion and ordered  further  briefing  after which time the matter will be taken
under submission. The Court has set the matter for trial in January 2003.

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 first amended complaint in the Heller action is
brought as a purported  derivative  action,  and asserts  claims for among other
things  breach  of  fiduciary  duty;  unfair  competition;   conversion,  unjust
enrichment;  and judicial  dissolution.  Plaintiffs in the Nuanes action filed a
motion to  consolidate  the Heller action with the Nuanes action and stated that
the Heller action was filed in order to preserve the derivative claims that were
dismissed  without  leave to amend in the Nuanes action by the Court order dated
July 10, 2001. On October 5, 2001, the Managing  General  Partner and affiliated
defendants  moved to strike the first  amended  complaint  in its  entirety  for
violating  the Court's July 10, 2001 order  granting in part and denying in part
defendants'  demurrer in the Nuanes action, or alternatively,  to strike certain
portions of the complaint based on the statute of limitations.  Other defendants
in the action  demurred to the fourth  amended  complaint,  and,  alternatively,
moved to strike the complaint. On December 11, 2001, the court heard argument on
the motions  and took the matters  under  submission.  On February 4, 2002,  the
Court  served  notice of its order  granting  defendants'  motion to strike  the
Heller complaint as a violation of its July 10, 2001 order in the Nuanes action.
On March 27, 2002,  the plaintiffs  filed a notice  appealing the order striking
the complaint.

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

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

<PAGE>




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

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

The Partnership's  investment properties consist of two apartment complexes. The
following table sets forth the average occupancy of the properties for the three
months ended March 31, 2002 and 2001:

                                                   Average Occupancy
      Property                                      2002       2001

      Waterford Square Apartments                   97%        95%
        Huntsville, Alabama
      Fox Crest Apartments                          96%        97%
        Waukegan, Illinois

Results of Operations

The  Partnership's  net loss for the  three  months  ended  March  31,  2002 was
approximately $484,000, compared to a net loss of approximately $532,000 for the
three months ended March 31, 2001. The decrease in net loss is due to a decrease
in total expenses, and to a lesser extent, an increase in total revenues.  Total
expenses  decreased  primarily due to a decrease in interest expense,  which was
partially offset by small increases in operating and general and  administrative
expenses. Interest expense decreased due to scheduled principal payments made on
the properties' mortgages, the repayment during the past twelve months of one of
the AMIT loans, and payments made on the remaining AMIT loans. Operating expense
increased primarily due to increases in utilities, payroll related expenses, and
management  fees  as a  result  of  increased  rental  income  at  both  of  the
Partnership's  investment  properties.  The  increase in  operating  expense was
partially  offset by a  decrease  in  maintenance  expense  at both  properties.
Depreciation  expense and property tax expense remained  relatively constant for
the comparable periods.

General and administrative  expenses  increased  primarily due to an increase in
legal expenses related to extending the terms of the various  Partnership  debt.
Included in general and administrative  expenses at both March 31, 2002 and 2001
are management  reimbursements to the Managing General Partner allowed under the
Partnership   Agreement,   costs   associated  with  the  quarterly  and  annual
communications  with  investors  and  regulatory  agencies  and the annual audit
required by the Partnership Agreement.

The increase in total revenues is due to an increase in rental income, which was
partially  offset  by a  decrease  in  other  income.  Rental  income  increased
primarily due to an increase in occupancy at Waterford Square  Apartments and an
increase in the average  rental rate at both Fox Crest  Apartments and Waterford
Square  Apartments,  partially  offset by a decrease in  occupancy  at Fox Crest
Apartments.  The  decrease  in other  income is  primarily  due to a decrease in
interest income,  as a result of lower average cash balances in interest bearing
accounts.


<PAGE>


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

Liquidity and Capital Resources

At March 31, 2002, the Registrant had cash and cash equivalents of approximately
$1,249,000  as compared  to  approximately  $1,706,000  at March 31,  2001.  The
increase in cash and cash  equivalents  of  approximately  $72,000 for the three
months ended March 31, 2002, from the Registrant's year ended December 31, 2001,
is due to  approximately  $269,000  of cash  provided by  operating  activities,
partially offset by approximately  $110,000 of cash used in investing activities
and  approximately  $87,000 of cash used in financing  activities.  Cash used in
investing activities consisted of property improvements and replacements and net
deposits to restricted escrow accounts  maintained by the mortgage lender.  Cash
used in financing activities consisted of payments of principal on the mortgages
encumbering  the  Registrant's  properties.  The Registrant  invests its working
capital reserves in interest bearing accounts.

The accompanying  unaudited consolidated financial statements have been prepared
assuming the  Partnership  will  continue as a going  concern.  The  Partnership
continues  to incur  recurring  operating  losses and  suffers  from  inadequate
liquidity.  Recourse  indebtedness  of  approximately  $4,576,000  plus  accrued
interest  of  approximately  $4,065,000  is in default at March 31,  2002,  as a
result of  nonpayment  of interest and  principal  upon its maturity in November
1997. These loans were payable to Angeles Acceptance Pool, L.P. ("AAP").  During
the year ended  December 31,  2000,  AAP  transferred  ownership of the loans to
Saticoy Investments Company,  LLC ("Saticoy"),  a wholly owned entity of The PNL
Companies. This indebtedness is recourse to the Partnership.

In addition the  Partnership has two notes which are recourse to the Partnership
and are owed to an affiliate of Angeles  Realty  Corporation  II (the  "Managing
General Partner").  One of the two notes totaling $2,405,000  originally matured
in March 1998. The Managing  General  Partner  negotiated with the holder of the
note to extend this indebtedness  through March 2002. This loan in the amount of
$2,405,000  plus  accrued  interest of  approximately  $919,000 is in default at
March 31, 2002 as a result of  non-payment  of interest and  principal  upon its
maturity in March 2002. It is anticipated that this  indebtedness will be repaid
with proceeds from the sale of Waterford Square  Apartments (see below).  If the
Partnership is unable to sell Waterford Square  Apartments by June 30, 2002, the
Managing General Partner will commence  negotiations  with the current holder to
extend  this  indebtedness.  The  remaining  note with a  principal  balance  of
approximately $4,765,000 matures in March 2003.

During the year ended December 31, 2001, the Managing  General  Partner signed a
forebearance  agreement  with Saticoy.  The Managing  General  Partner agreed to
market Waterford Square Apartments for sale. The forebearance  period began June
1, 2001 and was to end the earlier of March 1, 2002 or the date Waterford Square
Apartments  was sold.  The Managing  General  Partner and Saticoy  negotiated an
extension of the forebearance agreement until April 1, 2002.  Subsequently,  the
Managing General Partner and Saticoy  negotiated an additional  extension of the
forebearance  agreement  until July 1, 2002. The extensions have been granted to
allow the  Partnership  time to  finalize a contract  for the sale of  Waterford
Square  Apartments.   Upon  the  sale  of  Waterford  Square   Apartments,   the
distributable sale proceeds,  after deducting  reasonable closing costs, will be
used to repay the first lien  mortgage  debt on the property  and repay  certain
AMIT debt. Saticoy has agreed to accept 68.75% of the remaining proceeds in full
satisfaction of its notes.

No  other  sources  of  additional   financing  have  been   identified  by  the
Partnership,  nor does the  Managing  General  Partner  have any other  plans to
remedy the liquidity  problems the  Partnership is currently  experiencing.  The
Managing  General Partner  anticipates  that Fox Crest  Apartments and Waterford
Square  Apartments  will generate  sufficient cash flows during 2002 to meet all
property  operating  expenses,  property debt service  requirements  and to fund
capital expenditures.  However, these cash flows will be insufficient to provide
debt service for the unsecured Partnership indebtedness. If the Managing General
Partner is unsuccessful in its efforts to restructure  these loans,  then it may
be forced to liquidate the Partnership.

As a result of the above,  there is  substantial  doubt about the  Partnership's
ability to continue as a going concern.  The financial statements do not include
any adjustments to reflect the possible future effects on the recoverability and
classification of assets or amounts and  classifications of liabilities that may
result from these uncertainties.

With respect to the  Partnership's two apartment  complexes,  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 and to comply with Federal,  state, and local legal and
regulatory   requirements.   Capital   improvements  planned  for  each  of  the
Registrant's properties are detailed below.

Waterford Square Apartments

The Partnership has budgeted,  but is not limited to, approximately  $170,000 of
capital   improvements  at  Waterford  Square  Apartments  for  2002  consisting
primarily of floor covering and appliance replacements, cabinet upgrades and air
conditioning  unit  replacements.  As of March 31, 2002,  the property has spent
approximately  $56,000 on capital  improvements  consisting  primarily  of floor
covering  and  appliance  replacements.  These  improvements  were  funded  from
operations.

Fox Crest Apartments

The Partnership has budgeted,  but is not limited to, approximately  $179,000 of
capital  improvements at Fox Crest  Apartments for 2002 consisting  primarily of
roof replacement,  fencing upgrades, and floor covering replacement. As of March
31, 2002, the property has spent approximately  $27,000 on capital  improvements
consisting primarily of cabinet upgrades and floor covering  replacement.  These
improvements were funded from operations.

The  additional  capital  improvements  planned  for  2002 at the  Partnership's
properties will be made only to the extent of cash available from operations and
Partnership reserves.

The existing first mortgage indebtedness,  working capital loans and amounts due
to AMIT are thought to be in excess of the value of the properties. (Pursuant to
a series of  transactions,  affiliates of the Managing  General Partner acquired
ownership  interests in AMIT as follows:  On September 17, 1998, AMIT was merged
with and into IPT;  effective  February  26,  1999,  IPT was merged  into AIMCO.
Accordingly,  AIMCO is the current  holder of the AMIT loans.) One AMIT note was
paid in full during 2001. One AMIT Note in the aggregate amount of approximately
$2,405,000 plus related accrued interest at 12.5% per annum  compounded  monthly
of  approximately  $919,000  matured  March  2002;  this note is recourse to the
Partnership  only. This loan requires  monthly  payments of excess cash flow, as
defined in the terms of the  promissory  note.  The  Partnership is currently in
default  with  respect to this note as a result of  non-payment  of interest and
principal  upon  its  maturity  in  March  2002.  It is  anticipated  that  this
indebtedness  will be repaid with  proceeds  from the sale of  Waterford  Square
Apartments upon its sale. If the Partnership is unable to sell Waterford  Square
Apartments  by June  30,  2002,  the  Managing  General  Partner  will  commence
negotiations with AIMCO to extend this  indebtedness.  The  Partnership's  other
remaining note to AMIT for  approximately  $4,765,000,  plus accrued interest at
12.5% per annum compounded  monthly,  is due March 2003 and does not require any
payments until maturity.  Accrued  interest on this note as of March 31, 2002 is
approximately  $4,699,000.  The first mortgage loan encumbering Waterford Square
Apartments,  which is guaranteed by HUD, is scheduled to mature  November  2027.
The first mortgage loan  encumbering Fox Crest Apartments is scheduled to mature
in May  2003,  at  which  time a  balloon  payment  of  $5,445,000  is due.  The
Registrant is current in its payments on both of these  mortgages.  With respect
to Fox Crest Apartments,  the Managing General Partner will attempt to refinance
such  indebtedness  and/or sell the property prior to such maturity date. If the
property  cannot be refinanced or sold for a sufficient  amount,  the Registrant
will risk losing such property through foreclosure.

There were no distributions  made during either of the three month periods ended
March 31, 2002 or 2001. Future cash  distributions  will depend on the levels of
net cash generated from  operations,  the  availability of cash reserves and the
timing of debt maturities,  refinancings and/or property sales. The Registrant's
cash available for distribution is reviewed on a monthly basis.  However,  based
on the current default under the working  capital loans,  the current default of
one AMIT  loan,  the  pending  maturity  of the  other  AMIT  loan and the first
mortgage loan on Fox Crest  Apartments,  it is unlikely that a distribution will
be made by the Registrant in the foreseeable future.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 10,788 limited partnership units in
the Partnership  representing 24.85% of the outstanding units at March 31, 2002.
These  units  were  acquired  pursuant  to  tender  offers  made by AIMCO or its
affiliates.  It is possible that AIMCO or its  affiliates  will make one or more
additional offers to acquire  additional  limited  partnership  interests in the
Partnership  for cash or in exchange for units in the operating  partnership  of
AIMCO. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  voting on certain  amendments to the  Partnership  Agreement and
voting to remove the Managing  General  Partner.  When voting on matters,  AIMCO
would in all likelihood vote the Units it acquired in a manner  favorable to the
interest of the Managing  General Partner  because of its  affiliation  with the
Managing General Partner.


<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
purports  to  assert  claims  on  behalf  of a class  of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  which are named as nominal  defendants,  challenging,  among other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc. ("Insignia") and entities which 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  seek  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
On June 25, 1998, the Managing General Partner filed a motion seeking  dismissal
of the action.  In lieu of responding  to the motion,  the  plaintiffs  filed an
amended  complaint.  The Managing General Partner filed demurrers to the amended
complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Managing  General  Partner  and its  affiliates  filed a
demurrer to the third amended  complaint.  On May 14, 2001,  the Court heard the
demurrer to the third amended  complaint.  On July 10, 2001, the Court issued an
order  sustaining  defendants'  demurrer on certain  grounds.  On July 20, 2001,
Plaintiffs filed a motion for reconsideration of the Court's July 10, 2001 order
granting in part and denying in part defendants' demurrer. On September 7, 2001,
Plaintiffs  filed a fourth amended class and  derivative  action  complaint.  On
September 12, 2001, the Court denied Plaintiffs' motion for reconsideration.  On
October 5, 2001, the Managing General Partner and affiliated  defendants filed a
demurrer to the fourth amended complaint,  which was heard on December 11, 2001.
On February 2, 2002,  the Court served its order  granting in part the demurrer.
The  Court has  dismissed  without  leave to amend  certain  of the  plaintiffs'
claims.  On February 11, 2002,  plaintiffs  filed a motion  seeking to certify a
putative  class  comprised of all  non-affiliated  persons who own or have owned
units  in  the  partnerships.   The  Managing  General  Partner  and  affiliated
defendants oppose the motion. On April 29, 2002, the Court heard argument on the
motion and ordered  further  briefing  after which time the matter will be taken
under submission. The Court has set the matter for trial in January 2003.

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 first amended complaint in the Heller action is
brought as a purported  derivative  action,  and asserts  claims for among other
things  breach  of  fiduciary  duty;  unfair  competition;   conversion,  unjust
enrichment;  and judicial  dissolution.  Plaintiffs in the Nuanes action filed a
motion to  consolidate  the Heller action with the Nuanes action and stated that
the Heller action was filed in order to preserve the derivative claims that were
dismissed  without  leave to amend in the Nuanes action by the Court order dated
July 10, 2001. On October 5, 2001, the Managing  General  Partner and affiliated
defendants  moved to strike the first  amended  complaint  in its  entirety  for
violating  the Court's July 10, 2001 order  granting in part and denying in part
defendants'  demurrer in the Nuanes action, or alternatively,  to strike certain
portions of the complaint based on the statute of limitations.  Other defendants
in the action  demurred to the fourth  amended  complaint,  and,  alternatively,
moved to strike the complaint. On December 11, 2001, the court heard argument on
the motions  and took the matters  under  submission.  On February 4, 2002,  the
Court  served  notice of its order  granting  defendants'  motion to strike  the
Heller complaint as a violation of its July 10, 2001 order in the Nuanes action.
On March 27, 2002,  the plaintiffs  filed a notice  appealing the order striking
the complaint.

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


<PAGE>



ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a)    Exhibits:

                  None.

            b)    Reports on Form 8-K:

                  None filed during the quarter ended March 31, 2002.


<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.


                                    ANGELES PARTNERS XIV


                                    By:   Angeles Realty Corporation II
                                          Managing General Partner


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


                                    By:   /s/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President
                                          and Controller


                                    Date: May 13, 2002