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 September 30, 2000


[ ] 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____



<PAGE>



                         PART I - FINANCIAL INFORMATION



ITEM 1.     FINANCIAL STATEMENTS


a)

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

                               September 30, 2000
<TABLE>
<CAPTION>



Assets
<S>                                                                         <C>
   Cash and cash equivalents                                                $  1,599
   Receivables and deposits                                                      405
   Restricted escrows                                                             66
   Other assets                                                                  312
   Investment properties:
      Land                                                    $  2,243
      Buildings and related personal property                   26,116
                                                                28,359
      Less accumulated depreciation                            (19,501)        8,858
                                                                            $ 11,240

Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                           $   73
   Tenant security deposit liabilities                                           131
   Accrued property taxes                                                        339
   Accrued interest                                                            8,297
   Due to affiliates                                                           1,612
   Other liabilities                                                              95
   Notes payable, including $4,576 in default                                 29,770

Partners' Deficit
   General partners                                            $  (673)
   Limited partners (43,589 units issued and
      outstanding)                                             (28,404)      (29,077)
                                                                            $ 11,240
</TABLE>

            See Accompanying Notes to Consolidated Financial Statements

<PAGE>

b)

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



                                          Three Months Ended       Nine Months Ended
                                             September 30,           September 30,
                                           2000        1999        2000        1999
Revenues:
<S>                                       <C>         <C>         <C>         <C>
    Rental income                         $ 1,229     $ 1,187     $ 3,675     $ 3,506
    Other income                               70          42         164         122
      Total revenues                        1,299       1,229       3,839       3,628

Expenses:
   Operating                                  409         404       1,251       1,243
   General and administrative                 116          53         232         175
   Depreciation                               341         330       1,018         962
   Interest                                   877         825       2,582       2,426
   Property taxes                             108          81         298         277
      Total expenses                        1,851       1,693       5,381       5,083

Net loss                                  $  (552)     $ (464)    $(1,542)    $(1,455)

Net loss allocated to general
   partners (1%)                           $   (6)       $ (5)      $ (15)      $ (15)
Net loss allocated to limited
   partners (99%)                            (546)       (459)     (1,527)     (1,440)

                                          $  (552)     $ (464)    $(1,542)    $(1,455)

Net loss per limited partnership unit     $(12.53)    $(10.53)    $(35.03)    $(33.04)
</TABLE>

            See Accompanying Notes to Consolidated Financial Statements

<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, 1999                   43,589         $ (658)    $(26,877)   $(27,535)

Net loss for the nine months
   ended September 30, 2000                --            (15)      (1,527)     (1,542)

Partners' deficit at
   September 30, 2000                  43,589         $ (673)    $(28,404)   $(29,077)
</TABLE>

            See Accompanying Notes to Consolidated Financial Statements

<PAGE>
d)

                              ANGELES PARTNERS XIV
                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                                   (Unaudited)
                                   (in thousands)
<TABLE>
<CAPTION>

                                                                  Nine Months Ended
                                                                    September 30,
                                                                  2000         1999
Cash flows from operating activities:
<S>                                                              <C>          <C>
  Net loss                                                       $(1,542)     $(1,455)
  Adjustments to reconcile net loss to net cash
   provided by operating activities:
     Depreciation                                                  1,018          962
     Amortization of discounts and loan costs                         23           25
     Change in accounts:
      Receivables and deposits                                      (152)        (102)
      Other assets                                                    23           (9)
      Accounts payable                                               (55)          (4)
      Tenant security deposit liabilities                             24           15
      Accrued property taxes                                          74          109
      Accrued interest                                             1,462        1,290
      Due to affiliates                                              157           84
      Other liabilities                                             (186)         (13)

         Net cash provided by operating activities                   846          902

Cash flows from investing activities:
  Property improvements and replacements                            (363)        (261)
  Net receipts from restricted escrows                               135           14

         Net cash used in investing activities                      (228)        (247)

Cash flows used in financing activities:
  Principal payments on notes payable                               (229)        (212)

Net increase in cash and cash equivalents                            389          443
Cash and cash equivalents at beginning of period                   1,210          883

Cash and cash equivalents at end of period                       $ 1,599      $ 1,326

Supplemental disclosure of cash flow information:
  Cash paid for interest                                         $ 1,054      $ 1,071
</TABLE>

            See Accompanying Notes to Consolidated Financial Statements

<PAGE>

e)

                              ANGELES PARTNERS XIV
                     NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                                   (Unaudited)


Note A - Going Concern

The accompanying  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 to Angeles  Acceptance Pool,
L.P.  ("AAP") in the amount of  approximately  $4,576,000  plus related  accrued
interest of approximately  $3,572,000 that is in default due to non-payment upon
maturity in November 1997. This indebtedness is recourse to the Partnership. The
Partnership does not have the means with which to satisfy this  obligation,  and
AAP has obtained a judgment against the Partnership for this debt.

The  Partnership  realized a net loss of  approximately  $1,542,000 for the nine
months ended  September  30,  2000.  The Managing  General  Partner  expects the
Partnership to continue to incur such losses from  operations.  The  Partnership
generated cash from operations of approximately  $846,000 during the nine months
ended  September  30, 2000;  however,  this was primarily the result of accruing
interest  of  approximately  $1,462,000  on its  indebtedness  and,  to a lesser
extent, $157,000 for services provided by affiliates.

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 for the next twelve months
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.

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.  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 and nine month  periods  ended  September  30, 2000,  are not  necessarily
indicative  of the  results  that may be  expected  for the fiscal  year  ending
December 31, 2000. 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, 1999.

Principles of Consolidation

The  consolidated  financial  statements  include  all  of the  accounts  of the
Partnership  and  its 99%  limited  partnership  interest  in  Waterford  Square
Apartments,  Ltd. The general  partner of the  consolidated  partnership  is the
Managing  General  Partner.  The Managing  General Partner may be removed by the
Registrant;   therefore,   this  consolidated   partnership  is  controlled  and
consolidated by the Registrant.  All significant  interpartnership balances have
been eliminated.

Note C - Transfer of Control

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

Note D - 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.

The following  payments were paid or accrued to the Managing General Partner and
affiliates during each of the nine months ended September 30, 2000 and 1999:

                                                                 2000       1999
                                                                 (in thousands)

   Property management fees (included in operating expense)     $ 210      $ 200
   Reimbursement for services of affiliates (included in
     investment properties, operating, and general and
     administrative expenses)                                     157         90
   Due to affiliate                                             1,595      1,426

During the nine  months  ended  September  30, 2000 and 1999  affiliates  of the
Managing General Partner were entitled to receive 5% of gross receipts from both
of  the  Registrant's  residential  properties  as  compensation  for  providing
property   management   services.   The  Registrant   paid  to  such  affiliates
approximately $210,000 and $200,000 for the nine months ended September 30, 2000
and 1999, respectively.

Affiliates  of the Managing  General  Partner were to receive  reimbursement  of
accountable  administrative  expenses  amounting to  approximately  $157,000 and
$90,000 for the nine months ended September 30, 2000 and 1999, respectively. The
Partnership  owed the  affiliates  approximately  $1,595,000  and  $1,426,000 at
September 30, 2000 and 1999, respectively.

In November 1992,  AAP, a Delaware  limited  partnership  which now controls 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 IPT, and was, until April 14, 1995,  the 1% general  partner of
AAP. On April 14, 1995, as part of a settlement of claims between  affiliates of
the 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  $3,572,000,  at  September  30,  2000,  with monthly
interest accruing at prime plus two percent. Upon maturity on November 25, 1997,
the  Partnership did not have the means with which to satisfy this maturing debt
obligation.  Total interest expense for this loan was approximately $378,000 and
$332,000 for the nine months ended September 30, 2000 and 1999, respectively.

Angeles Mortgage Investment Trust ("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 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 totals  approximately  $7,603,000  at  September  30,
2000,  accrues  interest at rates of 12% to 12.5% per annum and are  recourse to
the Partnership.  Two of the three notes totaling $2,838,000  originally matured
in March 1998. The Managing General Partner  negotiated with AMIT to extend this
indebtedness  and in the second quarter of 1998,  executed an extension  through
March  2002.  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  $1,085,000  and $959,000 for the nine months ended  September 30,
2000 and 1999,  respectively.  Accrued interest was approximately  $4,609,000 at
September 30, 2000.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  currently own 10,090 limited partnership
units in the Partnership  representing 23.15% of the outstanding units. 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 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  without   limitation,   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
their affiliation with the Managing General Partner.

Note E - Segment Reporting

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

The  Partnership  has  one  reportable  segment:   residential  properties.  The
Partnership's  residential  property segment consists of two apartment complexes
one located in Waukegan,  Illinois  and the other in  Huntsville,  Alabama.  The
Partnership rents apartment units to tenants for terms that are typically twelve
months or less.

Measurement of segment profit or loss:

The  Partnership  evaluates  performance  based on segment  profit (loss) before
depreciation.  The accounting policies of the reportable segment are the same as
those described in the  Partnership's  Annual Report on Form 10-KSB for the year
ended December 31, 1999.

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

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

Segment  information  for the three and nine month periods  ended  September 30,
2000 and 1999 is shown in the tables below (in  thousands).  The "Other"  column
includes  Partnership  administration  related  items and income and expense not
allocated to the reportable segment.


 Three Months Ended September 30, 2000   Residential     Other       Totals

Rental income                              $ 1,229        $  --      $ 1,229
Other income                                    66            4           70
Interest expense                               368          509          877
Depreciation                                   341           --          341
General and administrative expense              --          116          116
Segment profit (loss)                           69         (621)        (552)


 Nine Months Ended September 30, 2000    Residential     Other       Totals

Rental income                              $ 3,675        $  --     $ 3,675
Other income                                   150           14         164
Interest expense                             1,113        1,469       2,582
Depreciation                                 1,018           --       1,018
General and administrative expense              --          232         232
Segment profit (loss)                          145       (1,687)     (1,542)
Total assets                                10,642          598      11,240
Capital expenditures for
  investment properties                        363           --         363


 Three Months Ended September 30, 1999   Residential     Other       Totals

Rental income                              $ 1,187       $   --     $ 1,187
Other income                                    40            2          42
Interest expense                               377          448         825
Depreciation                                   330           --         330
General and administrative expense              --           53          53
Segment profit (loss)                           35         (499)       (464)


 Nine Months Ended September 30, 1999    Residential    Other       Totals

Rental income                              $ 3,506       $  --     $ 3,506
Other income                                   114           8         122
Interest expense                             1,130       1,296       2,426
Depreciation                                   962          --         962
General and administrative expense              --         175         175
Segment profit (loss)                            8      (1,463)     (1,455)
Total assets                                11,186         324      11,510
Capital expenditures for
  investment properties                        261          --         261

Note F - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the  Partnership,  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 the acquisition of interests in certain general partner
entities by Insignia Financial Group, Inc. and entities which were, at one time,
affiliates of Insignia; past tender offers by the Insignia affiliates to acquire
limited  partnership  units;  the  management  of  partnerships  by the Insignia
affiliates;  and the Insignia  Merger.  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  have 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 final 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. The Court is considering applications for lead
counsel and has  currently  scheduled a hearing on the matter for  November  20,
2000. The Managing  General  Partner does not anticipate  that costs  associated
with this case 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 OPERATIONS

The  matters  discussed  in this Form  10-QSB  contain  certain  forward-looking
statements  and  involve  risks and  uncertainties  (including  changing  market
conditions,   competitive  and  regulatory   matters,   etc.)  detailed  in  the
disclosures  contained  in this  Form  10-QSB  and the  other  filings  with the
Securities and Exchange Commission made by the 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 nine
months ended September 30, 2000 and 1999:

                                                  Average Occupancy
      Property                                     2000       1999

      Waterford Square Apartments                   97%        95%
        Huntsville, Alabama
      Fox Crest Apartments                          98%        95%
        Waukegan, Illinois

The Managing  General Partner  attributes the increase in occupancy at Fox Crest
Apartments  to  increased   marketing  and  advertising   efforts  and  resident
referrals.

Results from Operations

The  Partnership's  net loss for the nine months  ended  September  30, 2000 was
approximately  $1,542,000 compared to a net loss of approximately $1,455,000 for
the  corresponding  period  in  1999.  The  Partnership  recorded  a net loss of
approximately $552,000 for the three months ended September 30, 2000 compared to
a net loss of approximately  $464,000 for the corresponding  period in 1999. The
increase in net loss for the three and nine month  periods  ended  September 30,
2000 as compared to the three and nine month  periods  ended  September 30, 1999
was primarily due to an increase in total expenses which was partially offset by
an increase in total revenues.  The increase in total revenues for the three and
nine month  periods  ended  September  30,  2000 was due to an  increase in both
rental income and other income. Rental income increased due to increased average
occupancy,  as noted above, and increased average rental rates at both Waterford
Square  Apartments and Fox Crest  Apartments.  Other income  increased due to an
increase  in utility  charges at Fox Crest  Apartments  and  increased  interest
income due to higher average cash balances in interest bearing accounts.

The  increase  in total  expenses  for the three and nine  month  periods  ended
September   30,  2000  was  primarily  the  result  of  increases  in  interest,
depreciation,  property tax, and general and administrative  expenses.  Interest
expense  increased  due to interest  accruing on the  defaulted  AAP notes.  The
increase in depreciation  expense is due to increased  capital  improvements and
replacements  made at the  properties  over the past year.  Property tax expense
increased due to an increase in the assessed value at Fox Crest Apartments.

General and administrative  expenses  increased  primarily due to an increase in
the cost of services  included in the management  reimbursements to the Managing
General Partner as followed under the Partnership Agreement. In addition,  costs
associated  with the  quarterly  and annual  communications  with  investors and
regulatory  agencies and the annual audit required by the Partnership  Agreement
are also included.

As part of the ongoing  business plan of the  Partnership,  the Managing General
Partner  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  September  30,  2000,  the  Registrant  had  cash and  cash  equivalents  of
approximately  $1,599,000 as compared to  approximately  $1,326,000 at September
30, 1999. Cash and cash  equivalents  increased  approximately  $389,000 for the
period ended  September 30, 2000 from the  Registrant's  year ended December 31,
1999  and is  primarily  due to  approximately  $846,000  of  cash  provided  by
operating activities, partially offset by approximately $228,000 of cash used in
investing  activities  and  approximately  $229,000  of cash  used in  financing
activities. Cash used in investing activities consisted of property improvements
and replacements, partially offset by net receipts from restricted escrows. 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 a money market account.

The  accompanying   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  due to AAP of  approximately  $4,576,000 plus accrued  interest of
approximately  $3,572,000  is in default at September  30, 2000,  as a result of
nonpayment of interest and principal  upon its maturity in November  1997.  This
indebtedness is recourse to the  Partnership.  The Partnership does not have the
means with which to satisfy  this  obligation,  and AAP has  obtained a judgment
against the Partnership for this debt.

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 2000 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  $158,000 of
capital   improvements  at  Waterford  Square  Apartments  for  2000  consisting
primarily of flooring replacements,  appliances and HVAC condensing units. As of
September  30, 2000,  the property has spent  approximately  $85,000 on flooring
replacements,  HVAC condensing  units, and appliances.  These  improvements were
funded from the Partnership's reserves.

Fox Crest Apartments

The Partnership has budgeted,  but is not limited to, approximately  $555,000 of
capital  improvements at Fox Crest  Apartments for 2000 consisting  primarily of
flooring  replacements,   recreational   facilities,   structural  improvements,
plumbing  upgrades,  major landscaping,  parking lot upgrades,  and heating unit
replacement.  As of  September  30, 2000,  the property has spent  approximately
$278,000 on capital  improvements  consisting  primarily of carpet replacements,
heating  unit  upgrades,  air  conditioning  unit  replacement,  and  electrical
improvements.  These  improvements  were funded from operating cash flow and the
Partnership's reserves.

The  additional  capital  improvements  planned  for  2000 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 and  effective  February 26, 1999,  IPT was merged into AIMCO.
Accordingly,  AIMCO is the current holder of the AMIT loans).  Two AMIT Notes in
the aggregate amount of  approximately  $2,838,000 plus related accrued interest
of  approximately  $1,036,000  mature in March 2002; these notes are recourse to
the Partnership  only. These loans require monthly payments of excess cash flow,
as  defined  in the  terms of the  promissory  notes.  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  as  of  September  30,  2000  is
approximately  $3,573,000.  The first mortgage loan encumbering Waterford Square
Apartments, which is guaranteed by HUD, is scheduled to mature in November 2027,
at which time a balloon payment of $86,000 is due. Likewise,  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.  The  Managing  General  Partner will
attempt to refinance such indebtedness  and/or sell the properties prior to such
maturity dates. If the properties  cannot be refinanced or sold for a sufficient
amount, the Registrant will risk losing such properties through foreclosure.

There were no  distributions  made for either of the nine  month  periods  ended
September 30, 2000 or 1999. 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
distribution  policy is  reviewed  on an  annual  basis.  However,  based on the
current  default under the working  capital loans and the pending  maturities of
the first mortgage loans, it is unlikely that a distribution will be made by the
Registrant in the foreseeable future.

<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. 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 the acquisition of interests in certain general partner
entities by Insignia Financial Group, Inc. and entities which were, at one time,
affiliates of Insignia; past tender offers by the Insignia affiliates to acquire
limited  partnership  units;  the  management  of  partnerships  by the Insignia
affiliates;  and the Insignia  Merger.  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  have 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 final 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. The Court is considering applications for lead
counsel and has  currently  scheduled a hearing on the matter for  November  20,
2000. The Managing  General  Partner does not anticipate  that costs  associated
with this case will be material to the Partnership's overall operations.

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a)    Exhibits:

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

            b)    Reports on Form 8-K:

                  No reports were filed during the quarter  ended  September 30,
                  2000.


<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: