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


                                    FORM 10-Q



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


      For the quarterly period ended          March 31, 1998
                                     -------------------------------------------


                                       OR

[ ]  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  0-14268
                            ---------



                       MCNEIL REAL ESTATE FUND XXII, L.P.
--------------------------------------------------------------------------------
             (Exact name of registrant as specified in its charter)



         California                              33-0085680
--------------------------------------------------------------------------------
(State or other jurisdiction of                 (I.R.S. Employer
incorporation or organization)                   Identification No.)



             13760 Noel Road, Suite 600, LB70, Dallas, Texas, 75240
--------------------------------------------------------------------------------
               (Address of principal executive offices) (Zip code)



Registrant's telephone number, including area code        (972) 448-5800
                                                   -----------------------------


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


<PAGE>
                          PART I. FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

                       MCNEIL REAL ESTATE FUND XXII, L.P.

                                 BALANCE SHEETS
                                   (Unaudited)

<TABLE>
<CAPTION>
                                                                           March 31,         December 31,
                                                                             1998                1997
                                                                       ---------------      --------------

ASSETS
------

Real estate investments:
<S>                                                                    <C>                  <C>           
   Land.....................................................           $       380,414      $      380,414
   Buildings and improvements...............................                10,669,180          10,595,887
                                                                        --------------       -------------
                                                                            11,049,594          10,976,301
   Less:  Accumulated depreciation..........................                (5,724,438)         (5,586,872)
                                                                        --------------       -------------
                                                                             5,325,156           5,389,429

Cash and cash equivalents...................................                   861,920             794,630
Cash segregated for security deposits.......................                    68,087              67,510
Accounts receivable.........................................                    11,626              11,508
Escrow deposits.............................................                    54,543              68,310
Prepaid expenses and other assets...........................                     9,000               9,953
                                                                        --------------       -------------
                                                                       $     6,330,332      $    6,341,340
                                                                        ==============       =============

LIABILITIES AND PARTNERS' DEFICIT
---------------------------------

Mortgage note payable, net..................................           $     5,914,149      $    5,928,021
Accounts payable and accrued expenses.......................                   118,904             114,584
Accrued property taxes .....................................                    42,501              68,129
Payable to affiliates - General Partner.....................                 1,989,552           1,933,837
Security deposits and deferred rental revenue...............                    88,808              69,670
                                                                        --------------       -------------
                                                                             8,153,914           8,114,241
                                                                        --------------       -------------

Partners' deficit:
   Limited  partners - 55,000,000  Units  authorized;
     32,736,117 and 32,815,117 Units  issued and  out-
     standing  at March 31, 1998 and  December  31,  1997,
     respectively (19,493,088 and 19,567,088 Current Income
     Units outstanding at March 31, 1998 and December 31,
     1997,  respectively, and 13,243,029  and  13,248,029
     Growth/Shelter Units outstanding at March 31, 1998 
     and December 31, 1997, respectively)...................                (1,570,370)         (1,520,196)
   General Partner..........................................                  (253,212)           (252,705)
                                                                        --------------       -------------
                                                                            (1,823,582)         (1,772,901)
                                                                        --------------       -------------
                                                                       $     6,330,332      $    6,341,340
                                                                        ==============       =============

</TABLE>

The  financial  information  included  herein has been  prepared  by  management
without audit by independent public accountants.

                 See accompanying notes to financial statements.
<PAGE>
                       McNEIL REAL ESTATE FUND XXII, L.P.

                            STATEMENTS OF OPERATIONS
                                   (Unaudited)

<TABLE>
<CAPTION>
                                                                                  Three Months Ended
                                                                                       March 31,
                                                                           ---------------------------------
                                                                                1998                1997
                                                                            -------------    ---------------
Revenue:
<S>                                                                        <C>               <C>            
   Rental revenue ............................................             $      601,864    $       558,423
   Interest...................................................                     12,061              8,704
                                                                            -------------      -------------
     Total revenue.............................................                   613,925            567,127
                                                                            -------------      -------------

Expenses:
   Interest....................................................                   134,178            138,763
   Depreciation................................................                   137,566            106,760
   Property taxes..............................................                    42,501             50,250
   Personnel expenses..........................................                    83,875             78,956
   Utilities...................................................                    41,201             48,504
   Repair and maintenance......................................                    55,591             64,828
   Property management fees -affiliates........................                    30,071             27,965
   Other property operating expenses...........................                    18,521             26,966
   General and administrative..................................                    65,657             21,513
   General and administrative - affiliates.....................                    55,445             47,904
                                                                            -------------      -------------
     Total expenses............................................                   664,606            612,409
                                                                            -------------      -------------

Net loss.......................................................            $      (50,681)   $       (45,282)
                                                                            =============     ==============

Net loss allocable to limited partners -
   Current Income Unit.........................................                    (4,561)   $        (4,075)
Net loss allocable to limited partners -
   Growth/Shelter Unit.........................................                   (45,613)           (40,754)
Net loss allocable to General Partner..........................                      (507)              (453)
                                                                            -------------      -------------
Net loss.......................................................            $      (50,681)   $       (45,282)
                                                                            =============     ==============

Net loss per thousand limited partnership units:
Current Income Units...........................................            $         (.23)   $          (.21)
                                                                            =============     ==============

Growth/Shelter Units...........................................            $        (3.44)   $         (3.08)
                                                                            =============     ==============
</TABLE>

The  financial  information  included  herein has been  prepared  by  management
without audit by independent public accountants.

                 See accompanying notes to financial statements.
<PAGE>
                       McNEIL REAL ESTATE FUND XXII, L.P.

                         STATEMENTS OF PARTNERS' DEFICIT
                                   (Unaudited)

               For the Three Months Ended March 31, 1998 and 1997


<TABLE>
<CAPTION>
                                                                                                  Total
                                                    General                 Limited               Partners'
                                                    Partner                 Partners              Deficit
                                                 --------------          --------------        ---------------
<S>                                              <C>                     <C>                   <C>            
Balance at December 31, 1996..............       $     (252,917)         $   (1,541,156)       $   (1,794,073)

Net loss
   General Partner........................                 (453)                      -                  (453)
   Current Income Units...................                    -                  (4,075)               (4,075)
   Growth/Shelter Units...................                    -                 (40,754)              (40,754)
                                                  -------------           -------------         -------------
Total net loss............................                 (453)                (44,829)              (45,282)
                                                  -------------           -------------         -------------

Balance at March 31, 1997.................       $     (253,370)         $   (1,585,985)       $   (1,839,355)
                                                  =============           =============         =============


Balance at December 31, 1997..............       $     (252,705)         $   (1,520,196)       $   (1,772,901)

Net loss
   General Partner........................                 (507)                      -                  (507)
   Current Income Units...................                    -                  (4,561)               (4,561)
   Growth/Shelter Units...................                    -                 (45,613)              (45,613)
                                                  -------------           -------------         -------------
Total net loss............................                 (507)                (50,174)              (50,681)
                                                  -------------           -------------         -------------

Balance at March 31, 1998.................       $     (253,212)         $   (1,570,370)       $   (1,823,582)
                                                  =============           =============         =============
</TABLE>



The  financial  information  included  herein has been  prepared  by  management
without audit by independent public accountants.

                 See accompanying notes to financial statements.
<PAGE>
                       McNEIL REAL ESTATE FUND XXII, L.P.

                            STATEMENTS OF CASH FLOWS
                                   (Unaudited)

                Increase (Decrease) in Cash and Cash Equivalents


<TABLE>
<CAPTION>
                                                                             Three Months Ended
                                                                                  March 31,
                                                                 ------------------------------------------
                                                                         1998                    1997
                                                                 -----------------         ----------------
Cash flows from operating activities:
<S>                                                              <C>                       <C>            
   Cash received from tenants........................            $         625,993         $       557,202
   Cash paid to suppliers............................                     (265,121)               (275,692)
   Cash paid to affiliates...........................                      (29,801)                (27,364)
   Interest received.................................                       12,061                   8,704
   Interest paid.....................................                     (124,605)               (129,182)
   Property taxes paid and escrowed..................                      (54,362)                (29,656)
                                                                  ----------------          --------------
Net cash provided by operating activities............                      164,165                 104,012
                                                                  ----------------          --------------

Cash used in investing activities:
   Additions to real estate investments..............                      (73,293)                 (1,310)
                                                                 -----------------          --------------

Cash used in financing activities:
   Principal payments on mortgage note
     payable.........................................                      (23,582)                (21,993)
                                                                 -----------------          --------------

Net increase in cash and cash equivalents............                       67,290                  80,709

Cash and cash equivalents at beginning of
   period............................................                      794,630                 602,462
                                                                  ----------------          --------------

Cash and cash equivalents at end of period...........            $         861,920         $       683,171
                                                                  ================          ==============
</TABLE>




The  financial  information  included  herein has been  prepared  by  management
without audit by independent public accountants.

                 See accompanying notes to financial statements.

<PAGE>
                       McNEIL REAL ESTATE FUND XXII, L.P.

                            STATEMENTS OF CASH FLOWS
                                   (Unaudited)

               Reconciliation of Net Loss to Net Cash Provided by
                              Operating Activities

<TABLE>
<CAPTION>

                                                                            Three Months Ended
                                                                                 March 31,
                                                                  -----------------------------------------
                                                                        1998                    1997
                                                                  -----------------        ----------------
<S>                                                               <C>                      <C>             
Net loss.............................................             $        (50,681)        $       (45,282)
                                                                   ---------------          --------------

Adjustments to reconcile net loss to net cash 
   provided by operating activities:
   Depreciation......................................                      137,566                 106,760
   Amortization of discounts on mortgage
     note payable....................................                        9,710                   9,710
   Changes in assets and liabilities:
     Cash segregated for security deposits...........                         (577)                   (336)
     Accounts receivable.............................                         (118)                 (3,263)
     Escrow deposits.................................                       13,767                  34,000
     Prepaid expenses and other assets...............                          953                   1,052
     Accounts payable and accrued expenses...........                        4,320                 (33,673)
     Accrued property taxes..........................                      (25,628)                (16,177)
     Payable to affiliates - General Partner.........                       55,715                  48,505
     Security deposits and deferred rental
       revenue.......................................                       19,138                   2,716
                                                                   ---------------          --------------
       Total adjustments.............................                      214,846                 149,294
                                                                   ---------------          --------------

Net cash provided by operating activities............             $        164,165         $       104,012
                                                                   ===============          ==============
</TABLE>





The  financial  information  included  herein has been  prepared  by  management
without audit by independent public accountants.

                 See accompanying notes to financial statements.

<PAGE>
                       MCNEIL REAL ESTATE FUND XXII, L.P.

                          Notes to Financial Statements
                                   (Unaudited)

                                 March 31, 1998

NOTE 1.
-------

McNeil Real Estate  Fund XXII,  L.P.,  (the  "Partnership"),  formerly  known as
Southmark  Realty  Partners  II, Ltd.,  was  organized on November 30, 1984 as a
limited  partnership  under the  provisions of the  California  Revised  Limited
Partnership Act to acquire and operate  commercial and  residential  properties.
The general  partner of the Partnership is McNeil  Partners,  L.P. (the "General
Partner"),  a Delaware  limited  partnership,  an  affiliate of Robert A. McNeil
("McNeil").  The principal place of business for the Partnership and the General
Partner is 13760 Noel Road, Suite 600, LB70, Dallas, Texas, 75240.

In the opinion of management,  the financial  statements reflect all adjustments
necessary for a fair  presentation of the Partnership's  financial  position and
results  of  operations.  All  adjustments  were of a normal  recurring  nature.
However, the results of operations for the three months ended March 31, 1998 are
not  necessarily  indicative  of the results to be expected  for the year ending
December 31, 1998.

NOTE 2.
-------

The  financial  statements  should  be read in  conjunction  with the  financial
statements  contained in the  Partnership's  Annual  Report on Form 10-K for the
year  ended  December  31,  1997,  and the  notes  thereto,  as  filed  with the
Securities and Exchange  Commission,  which is available upon request by writing
to McNeil Real Estate Fund XXII, L.P., c/o McNeil Real Estate Management,  Inc.,
Investor Services, 13760 Noel Road, Suite 600, LB70, Dallas, Texas 75240.

NOTE 3.
-------

The  Partnership  pays property  management fees equal to 5% of the gross rental
receipts for its  residential  property to McNeil Real Estate  Management,  Inc.
("McREMI"),  an affiliate  of McNeil,  for  providing  property  management  and
leasing services.

The  Partnership  reimburses  McREMI  for  its  costs,  including  overhead,  of
administering the Partnership's affairs.

The  Partnership  is incurring an asset  management  fee which is payable to the
General  Partner.  Through 1999, the asset management fee is calculated as 1% of
the  Partnership's  tangible asset value.  Tangible asset value is determined by
using the greater of (i) an amount calculated by applying a capitalization  rate
of 9% to the annualized net operating income of each property or (ii) a value of
$10,000 per apartment  unit for  residential  property to arrive at the property
tangible  asset value.  The property  tangible  asset value is then added to the
book value of all other assets  excluding  intangible  items. The fee percentage
decreases  subsequent to 1999. Total accrued but unpaid asset management fees of
$1,337,207 were outstanding at March 31, 1998.


<PAGE>
Compensation  and  reimbursements  paid to or  accrued  for the  benefit  of the
General Partner and its affiliates are as follows:

<TABLE>
<CAPTION>
                                                                            Three Months Ended
                                                                                 March 31,
                                                                  ----------------------------------------
                                                                        1998                    1997
                                                                  ----------------         ---------------
<S>                                                               <C>                      <C>            
Property management fees..................................        $         30,071         $        27,965
Charged to general and administrative -
   affiliates:
   Partnership administration.............................                  15,842                  15,667
   Asset management fee...................................                  39,603                  32,237
                                                                   ---------------          --------------
                                                                  $         85,516         $        75,869
                                                                   ===============          ==============
</TABLE>

NOTE 4.
-------

Dick and Aloma Anderson v. McNeil Real Estate Fund XXII, L.P. , McNeil Partners,
L.P., Wayne T. Shipp, the Wayne Shipp Agency,  Inc., Southmark Investment Group,
Inc. and  Southmark  Realty  Partners,  Ltd.  This lawsuit was filed in November
1993, in  Washington  State in the Clark County  Superior  Court.  In 1985,  the
plaintiffs apparently spent $22,000 to purchase limited partnership interests in
Southmark  Realty  Partners  Ltd. II , (not named by them as a defendant ) whose
name is now McNeil Real Estate Fund XXII, L.P. (the  "Partnership").  Plaintiffs
allege that in connection with the transactions by which McNeil  Partners,  L.P.
became general  partner of the  Partnership,  and by which certain  changes were
made in the Partnership, the McNeil entities engaged in the offer and/or sale of
unregistered  securities in violation of  Washington  law. The  plaintiffs  have
alleged that certain of the other  defendants -- specifically  Mr. Shipp and the
Shipp  Insurance  Agency  --  engaged  in fraud in  connection  with the sale of
limited partnership  interests in the Partnership to plaintiffs.  The plaintiffs
have not made fraud allegations against any of the McNeil or Southmark entities.
The  majority  of  plaintiffs'  claims  against  the  Partnership  are  based on
allegations  that the  securities are not registered in the State of Washington.
Although it is the  Partnership's  position  that it did not violate  Washington
law, in order to avoid any claims of successor  liability  and to avoid  further
legal costs, the Partnership and the Shipp defendants  agreed to settle with the
plaintiffs by each paying $15,000 to plaintiffs in exchange for a release of all
claims.  This  amount  was  paid by the  Partnership  on April  27,  1998 and is
included in general and administrative  expenses on the Statement of Operations.
Settlement  documents  have been executed.  An Order of Dismissal  issued by the
Court is expected by May 15, 1998.










<PAGE>
ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
-------  ---------------------------------------------------------------
         RESULTS OF OPERATIONS
         ---------------------

FINANCIAL CONDITION
-------------------

The occupancy rate at Harbour Club III Apartments was 95% at March 31, 1998. The
occupancy rate at March 31, 1997, was 94%.  Harbour Club III Apartments was able
to provide enough cash flow from operations to meet ordinary  operating expenses
as well as the debt  service for its related  mortgage  note for the first three
months of 1998. The property is in need of major capital  improvements  in order
to  compete  in its local  market,  and the  Partnership  has begun a program to
complete such capital  improvements  to be funded from  existing cash  reserves.
However,  there can be no  assurances  that such  reserves will be sufficient to
complete all needed improvements.

RESULTS OF OPERATIONS
---------------------

Revenue:

Total Partnership revenues increased by $46,798 or 8% for the three months ended
March 31, 1998 as compared to the same period of 1997.  Rental revenue increased
$43,441 or 8% for the three months ended March 31, 1998 compared the same period
in 1997.  Interest income for the first three months of 1998 increased by $3,357
as compared to prior period.

Expenses:

Total  expenses  increased by $52,197 or 9% for the three months ended March 31,
1998.

Depreciation  expense  increased $30,806 or 29% for the three months ended March
31,  1998 as  compared  to the same  period of last year.  The  increase  can be
attributed to  depreciation  of the more than  $511,000 of capital  improvements
added during 1997,  being  amortized  over useful lives ranging from five to ten
years.

Property tax expense is based on estimates  during the year. When the actual tax
bill is received,  the expense is adjusted accordingly.  During the last quarter
of 1997,  an  approximately  $42,000  adjustment  to  decrease  the first  three
quarters  estimate was made.  After taking this  adjustment  into  account,  the
expense is comparable for the first three months of 1998 and 1997.

Repair and maintenance expenses were decreased by $9,237 or 14% during the three
months  ended  March 31,  1998 as  compared  to the same  period for 1997.  This
decrease is mainly  attributable  to lower snow  removal  expenses due to milder
winter  conditions during the first three months of 1998 as compared to the same
period for 1997.  Additionally,  Harbour Club III replaced  less  carpeting  and
flooring  during the three  months  ended March 31, 1998 as compared to the same
period for 1997.

Other property  operating  expenses decreased $8,445 or 31% for the period ended
March  31,  1998 as  compared  to the  same  period  for  1997.  This is  mainly
attributable to bad debt  collections of more than $8,700 during the first three
months of 1998.

<PAGE>
General and  administrative  expenses  increased by $44,144 for the three months
ended March 31, 1998 as compared to the same period of 1997.  The  increase  was
mainly due to costs  incurred to explore  alternatives  to maximize the value of
the Partnership (see Liquidity and Capital Resources).

General and  administrative  - affiliates  increased $7,541 for the three months
ended  March 31,  1998 as compared to the same period of 1997 due to an increase
in the asset  management fee. This increase was primarily due to the increase of
the net operating  income on Harbour Club III on which the asset  management fee
is based.

LIQUIDITY AND CAPITAL RESOURCES
-------------------------------

The Partnership was provided $164,165 of cash by operating activities during the
first three  months of 1998 as compared to $104,012 for the same period in 1997.
Cash  received  from tenants  increased by $68,791  mainly due to rental  income
increases of more than $43,000 at Harbour Club III Apartments.

Cash used for additions to real estate was $73,293 during the first three months
of 1998 as compared to $1,310  during the same period of 1997. A greater  amount
was spent in 1998 at Harbour Club III for landscape and signage improvements, as
well as electrical upgrades.  In addition,  hallway renovations were capitalized
during the first three months of 1998.

Cash used for principal payments on the mortgage note payable was $23,582 during
the first  three  months of 1998 as  compared  to $21,993 for the same period of
1997.

Short-term liquidity:

At March 31, 1998, the Partnership  held $861,920 of cash and cash  equivalents.
The General Partner considers this level of cash reserves to be adequate to meet
the Partnership's operating needs. The General Partner believes that anticipated
operating results for 1998 will be sufficient to fund the Partnership's budgeted
capital  improvements  for  1998  and  to  repay  the  current  portion  of  the
Partnership's  mortgage  note.  Effective  January 23, 1997,  the mortgage  note
payable was sold by HUD to an unaffiliated buyer.

Long-term liquidity:

Pursuant  to the  Partnership's  previously  announced  liquidation  plans,  the
Partnership  has recently  retained  PaineWebber,  Incorporated as its exclusive
financial  advisor  to  explore  alternatives  to  maximize  the  value  of  the
Partnership.  The  alternatives  being  considered by the  Partnership  include,
without limitation,  a transaction in which limited partnership interests in the
Partnership  are converted into cash. The General  Partner of the Partnership or
entities or persons  affiliated with the General Partner will not be involved as
a purchaser in any of the transactions  contemplated above. Any transaction will
be subject to certain conditions  including (i) approval by the limited partners
of the Partnership, and (ii) receipt of an opinion from an independent financial
advisory  firm  as  to  the  fairness  of  the  consideration  received  by  the
Partnership  pursuant to such  transaction.  Finally,  there can be no assurance
that any transaction will be consummated, or as to the terms thereof.





<PAGE>
Distributions:

To maintain adequate cash balances of the Partnership,  distributions to Current
Income Unit holders were suspended in 1988.  There have been no distributions to
Growth/Shelter  Units  holders.   Distributions  to  Unit  holders  will  remain
suspended  for the  foreseeable  future.  The General  Partner will  continue to
monitor  the cash  reserves  and working  capital  needs of the  Partnership  to
determine when cash flows will support distributions to the Unit holders.


                           PART II. OTHER INFORMATION

ITEM 1.    LEGAL PROCEEDINGS

Dick and Aloma Anderson v. McNeil Real Estate Fund XXII, L.P. , McNeil Partners,
L.P., Wayne T. Shipp, the Wayne Shipp Agency,  Inc., Southmark Investment Group,
Inc. and  Southmark  Realty  Partners,  Ltd.  This lawsuit was filed in November
1993, in  Washington  State in the Clark County  Superior  Court.  In 1985,  the
plaintiffs apparently spent $22,000 to purchase limited partnership interests in
Southmark  Realty  Partners  Ltd. II , (not named by them as a defendant ) whose
name is now McNeil Real Estate Fund XXII, L.P. (the  "Partnership").  Plaintiffs
allege that in connection with the transactions by which McNeil  Partners,  L.P.
became general  partner of the  Partnership,  and by which certain  changes were
made in the Partnership, the McNeil entities engaged in the offer and/or sale of
unregistered  securities in violation of  Washington  law. The  plaintiffs  have
alleged that certain of the other  defendants -- specifically  Mr. Shipp and the
Shipp  Insurance  Agency  --  engaged  in fraud in  connection  with the sale of
limited partnership  interests in the Partnership to plaintiffs.  The plaintiffs
have not made fraud allegations against any of the McNeil or Southmark entities.
The  majority  of  plaintiffs'  claims  against  the  Partnership  are  based on
allegations  that the  securities are not registered in the State of Washington.
Although it is the  Partnership's  position  that it did not violate  Washington
law, in order to avoid any claims of successor  liability  and to avoid  further
legal costs, the Partnership and the Shipp defendants  agreed to settle with the
plaintiffs by each paying $15,000 to plaintiffs in exchange for a release of all
claims.  Settlement documents have been executed.  An Order of Dismissal  issued
by the Court is expected by May 15, 1998.


<PAGE>

ITEM 6.  EXHIBITS AND REPORTS ON FORM 8-K
-------  --------------------------------

(a)      Exhibits.

         Exhibit
         Number                     Description
         -------                    -----------

         4.                         Amended and  Restated  Limited   Partnership
                                    Agreement     dated    March    26,    1992.
                                    (Incorporated  by  reference  to the Current
                                    Report of the  Registrant  on Form 8-K dated
                                    March 26, 1992, as filed on April 9, 1992).

         11.                        Statement  regarding   computation  of   Net
                                    Income    (Loss)   per   Thousand    Limited
                                    Partnership  Units:  Net  income  (loss) per
                                    thousand   limited   partnership   units  is
                                    computed  by  dividing  net  income   (loss)
                                    allocated  to the  limited  partners  by the
                                    weighted    average    number   of   limited
                                    partnership units  outstanding  expressed in
                                    thousands.  Per  unit  information  has been
                                    computed based on 19,493 and 19,567 weighted
                                    average  Current Income Units (in thousands)
                                    outstanding in 1998 and 1997,  respectively,
                                    and  13,243  and  13,248  weighted   average
                                    Growth/Shelter    Units    (in    thousands)
                                    outstanding in 1998 and 1997, respectively.

         27.                        Financial  Data  Schedule  for  the  quarter
                                    ended March 31, 1998.


(b)      Reports on Form 8-K.  There  were  no  reports on Form 8-K filed during
         the quarter ended March 31, 1998.



<PAGE>


                       MCNEIL REAL ESTATE FUND XXII, L.P.

                                   SIGNATURES

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



                               McNEIL REAL ESTATE FUND XXII, L.P.

                               By:  McNeil Partners, L.P., General Partner

                                    By: McNeil Investors, Inc., General Partner





May 14, 1998                        By:  /s/  Ron K. Taylor
------------                            ----------------------------------------
Date                                    Ron K. Taylor
                                        President and Director of McNeil
                                         Investors, Inc.
                                        (Principal Financial Officer)




May 14, 1998                        By:  /s/  Carol A. Fahs
------------                            ----------------------------------------
Date                                    Carol A. Fahs
                                        Vice President of McNeil Investors, Inc.
                                        (Principal Accounting Officer)