SECURITIES AND EXCHANGE COMMISSION
                           Washington, D.C.  20549



                                  FORM 10-Q



                 Quarterly Report Under Section 13 or 15(d)
                   of the Securities Exchange Act of 1934




For the quarter ended 
September 30, 1998                       Commission file number 0-16253     




                      JMB MORTGAGE PARTNERS, LTD. - III
           (Exact name of registrant as specified in its charter)




        Illinois                            36-3346551
(State of organization)       (IRS Employer Identification No.)




   900 N. Michigan Ave., Chicago, IL                     60611
(Address of principal executive offices)               (Zip Code)




Registrant's telephone number, including area code 312/915-1987



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 (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>


                              TABLE OF CONTENTS




PART I.     FINANCIAL INFORMATION


Item 1.     Financial Statements . . . . . . . . . . . . . . . .       3

Item 2.     Management's Discussion and Analysis
            of Financial Condition and Results of
            Operations . . . . . . . . . . . . . . . . . . . . .      10



PART II.    OTHER INFORMATION


Item 6.     Exhibits and Reports on Form 8-K . . . . . . . . . .      12








<PAGE>


<TABLE>
PART I.  FINANCIAL INFORMATION
     ITEM 1.  FINANCIAL STATEMENTS

                                          JMB MORTGAGE PARTNERS, LTD. - III
                                               (A LIMITED PARTNERSHIP)
                                              AND CONSOLIDATED VENTURES

                                             CONSOLIDATED BALANCE SHEETS
                                      SEPTEMBER 30, 1998 AND DECEMBER 31, 1997

                                                     (UNAUDITED)

                                                       ASSETS
                                                       ------
<CAPTION>
                                                                                  SEPTEMBER 30,     DECEMBER 31,
                                                                                      1998             1997     
                                                                                  -------------     ----------- 
<S>                                                                              <C>               <C>          
Current assets:
  Cash and cash equivalents. . . . . . . . . . . . . . . . . . . . . . . . .       $    830,359      17,310,928 
  Interest, rents and other receivables. . . . . . . . . . . . . . . . . . .             27,732         137,298 
  Prepaid expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . .             15,478           --    
                                                                                   ------------    ------------ 
     Total current assets. . . . . . . . . . . . . . . . . . . . . . . . . .            873,569      17,448,226 
                                                                                   ------------    ------------ 
                                                                                   $    873,569      17,448,226 
                                                                                   ============    ============ 



<PAGE>


                                          JMB MORTGAGE PARTNERS, LTD. - III
                                               (A LIMITED PARTNERSHIP)
                                              AND CONSOLIDATED VENTURES

                                       CONSOLIDATED BALANCE SHEETS - CONTINUED

                                     LIABILITIES AND PARTNERS' CAPITAL ACCOUNTS
                                     ------------------------------------------

                                                                                  SEPTEMBER 30,     DECEMBER 31,
                                                                                      1998             1997     
                                                                                  -------------     ----------- 
Current liabilities:
  Accounts payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . .       $     16,688         107,806 
                                                                                   ------------    ------------ 
     Total current liabilities . . . . . . . . . . . . . . . . . . . . . . .             16,688         107,806 
                                                                                   ------------    ------------ 
  Commitments and contingencies 

     Total liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . .             16,688         107,806 
                                                                                   ------------    ------------ 

Venture partner's equity in venture. . . . . . . . . . . . . . . . . . . . .            160,111       5,118,998 

Partners' capital accounts:
  General partners:
     Capital contributions . . . . . . . . . . . . . . . . . . . . . . . . .              1,000           1,000 
     Cumulative net earnings . . . . . . . . . . . . . . . . . . . . . . . .          4,314,960       4,323,591 
     Cumulative cash distributions . . . . . . . . . . . . . . . . . . . . .         (4,270,750)     (4,053,291)
                                                                                   ------------    ------------ 
                                                                                         45,210         271,300 
                                                                                   ------------    ------------ 
Limited partners (65,237.69 interests):
     Capital contributions, net of offering costs. . . . . . . . . . . . . .         57,758,561      57,758,561 
     Cumulative net earnings . . . . . . . . . . . . . . . . . . . . . . . .         39,431,139      39,508,818 
     Cumulative cash distributions . . . . . . . . . . . . . . . . . . . . .        (96,538,140)    (85,317,257)
                                                                                   ------------    ------------ 
                                                                                        651,560      11,950,122 
                                                                                   ------------    ------------ 
        Total partners' capital accounts . . . . . . . . . . . . . . . . . .            696,770      12,221,422 
                                                                                   ------------    ------------ 
                                                                                   $    873,569      17,448,226 
                                                                                   ============    ============ 





<FN>
                            See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


<TABLE>
                                          JMB MORTGAGE PARTNERS, LTD. - III
                                               (A LIMITED PARTNERSHIP)
                                              AND CONSOLIDATED VENTURES

                                        CONSOLIDATED STATEMENTS OF OPERATIONS

                               THREE AND NINE MONTHS ENDED SEPTEMBER 30, 1998 AND 1997

                                                     (UNAUDITED)

<CAPTION>
                                                            THREE MONTHS ENDED              NINE MONTHS ENDED     
                                                              SEPTEMBER 30                    SEPTEMBER 30        
                                                        --------------------------     -------------------------- 
                                                            1998           1997            1998           1997    
                                                        -----------     ----------     -----------     ---------- 
<S>                                                    <C>             <C>            <C>             <C>         
Income:
  Interest income. . . . . . . . . . . . . . . . . .    $    10,955        451,821         120,093      1,350,235 
  Rental income. . . . . . . . . . . . . . . . . . .          --           429,034           --         1,222,288 
  Other income . . . . . . . . . . . . . . . . . . .         13,597          --             13,597          --    
                                                        -----------     ----------      ----------     ---------- 
                                                             24,552        880,855         133,690      2,572,523 
                                                        -----------     ----------      ----------     ---------- 
Expenses:
  Property operating expenses. . . . . . . . . . . .          6,407        164,872          36,558        412,490 
  Mortgage investment servicing fees . . . . . . . .          --             1,192           --            16,192 
  Professional services. . . . . . . . . . . . . . .          --             5,265          41,771         53,543 
  Amortization of deferred expenses. . . . . . . . .          --               680           --             5,018 
  General and administrative . . . . . . . . . . . .         11,595         66,620         141,078        252,734 
                                                        -----------     ----------      ----------     ---------- 
                                                             18,002        238,629         219,407        739,977 
                                                        -----------     ----------      ----------     ---------- 

                                                              6,550        642,226         (85,717)     1,832,546 
Venture partner's share of 
  venture's operations . . . . . . . . . . . . . . .         (4,935)      (133,797)           (593)      (322,154)
                                                        -----------     ----------      ----------     ---------- 
          Net earnings (loss). . . . . . . . . . . .    $     1,615        508,429         (86,310)     1,510,392 
                                                        ===========     ==========      ==========     ========== 
          Net earnings (loss) per limited 
            partnership interest . . . . . . . . . .    $       .02           7.79           (1.19)         22.06 
                                                        ===========     ==========      ==========     ========== 
          Cash distributions per limited 
            partnership interest . . . . . . . . . .    $     --             --             172.00         330.00 
                                                        ===========     ==========      ==========     ========== 

<FN>
                            See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


<TABLE>
                                          JMB MORTGAGE PARTNERS, LTD. - III
                                               (A LIMITED PARTNERSHIP)
                                              AND CONSOLIDATED VENTURES

                                        CONSOLIDATED STATEMENTS OF CASH FLOWS
                                    NINE MONTHS ENDED SEPTEMBER 30, 1998 AND 1997
                                                     (UNAUDITED)
<CAPTION>
                                                                                         1998             1997    
                                                                                     ------------     ----------- 
<S>                                                                                 <C>              <C>          
Cash flows from operating activities:
  Net earnings (loss). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .    $   (86,310)      1,510,392 
  Items not requiring cash or cash equivalents:
    Amortization of deferred expenses. . . . . . . . . . . . . . . . . . . . . . .          --              5,018 
    Venture partner's share of venture's operations. . . . . . . . . . . . . . . .            593         322,154 
  Changes in:
    Interest, rents and other receivables. . . . . . . . . . . . . . . . . . . . .        109,566          34,238 
    Prepaid expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .        (15,478)         (8,830)
    Accounts payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .        (91,118)            894 
    Accrued real estate taxes. . . . . . . . . . . . . . . . . . . . . . . . . . .          --            (33,097)
    Other current liabilities. . . . . . . . . . . . . . . . . . . . . . . . . . .          --           (139,484)
    Tenant security deposits . . . . . . . . . . . . . . . . . . . . . . . . . . .          --              2,277 
                                                                                     ------------    ------------ 
          Net cash provided by (used in) operating activities. . . . . . . . . . .        (82,747)      1,693,562 
                                                                                     ------------    ------------ 
Cash flows from investing activities:
  Cash proceeds from repayment of mortgage loan. . . . . . . . . . . . . . . . . .          --         11,600,000 
  Additions to investment property . . . . . . . . . . . . . . . . . . . . . . . .          --           (195,608)
  Payment of deferred costs. . . . . . . . . . . . . . . . . . . . . . . . . . . .          --            (38,484)
                                                                                     ------------    ------------ 
          Net cash provided by (used in) investing activities. . . . . . . . . . .          --         11,365,908 
                                                                                     ------------    ------------ 
Cash flows from financing activities:
  Distributions to venture partner . . . . . . . . . . . . . . . . . . . . . . . .     (4,959,480)       (866,604)
  Distributions to limited partners. . . . . . . . . . . . . . . . . . . . . . . .    (11,220,883)    (21,528,437)
  Distributions to general partners. . . . . . . . . . . . . . . . . . . . . . . .       (217,459)        (71,181)
                                                                                     ------------    ------------ 
          Net cash provided by (used in) financing activities. . . . . . . . . . .    (16,397,822)    (22,466,222)
                                                                                     ------------    ------------ 
          Net increase (decrease) in cash 
            and cash equivalents . . . . . . . . . . . . . . . . . . . . . . . . .    (16,480,569)     (9,406,752)
          Cash and cash equivalents, 
            beginning of year. . . . . . . . . . . . . . . . . . . . . . . . . . .     17,310,928      28,588,948 
                                                                                     ------------    ------------ 
          Cash and cash equivalents, 
            end of period. . . . . . . . . . . . . . . . . . . . . . . . . . . . .   $    830,359      19,182,196 
                                                                                     ============    ============ 



<PAGE>


                                          JMB MORTGAGE PARTNERS, LTD. - III
                                               (A LIMITED PARTNERSHIP)
                                              AND CONSOLIDATED VENTURES

                                  CONSOLIDATED STATEMENTS OF CASH FLOWS - CONTINUED




                                                                                  1998                      1997    
                                                                              ------------              ----------- 

Supplemental disclosure for cash flow information:
  Cash paid for mortgage and other interest. . . . . . . . . . . .            $      --                       --    
                                                                              ============             ============ 
  Non-cash investing and financing activities. . . . . . . . . . .            $      --                       --    
                                                                              ============             ============ 































<FN>
                            See accompanying notes to consolidated financial statements.
</TABLE>


<PAGE>


                      JMB MORTGAGE PARTNERS, LTD. - III
                           (A LIMITED PARTNERSHIP)
                          AND CONSOLIDATED VENTURES

                 NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                         SEPTEMBER 30, 1998 AND 1997

                                 (UNAUDITED)

GENERAL

     Readers of this quarterly report should refer to the Partnership's
audited financial statements for the fiscal year ended December 31, 1997,
which are included in the Partnership's 1997 Annual Report, as certain
footnote disclosures which would substantially duplicate those contained in
such audited financial statements have been omitted from this report.

     The preparation of financial statements in accordance with GAAP
requires the Partnership to make estimates and assumptions that affect the
reported or disclosed amount of assets and liabilities at the date of the
financial statements and the reported amounts of revenues and expenses
during the reporting period.  Actual results could differ from those
estimates.

TRANSACTIONS WITH AFFILIATES

     The Partnership, pursuant to the Partnership Agreement, is permitted
to engage in various transactions involving the Corporate General Partner
and its affiliates including the reimbursement for salaries and salary-
related expenses of its employees, certain of its officers, and other
direct expenses relating to the administration of the Partnership and the
operation of the Partnership's investments.  Fees, commissions and other
expenses required to be paid by the Partnership to the General Partners and
their affiliates as of September 30, 1998 and for the nine months ended
September 30, 1998 and 1997 were as follows:
                                                                 Unpaid at  
                                                               September 30,
                                       1998         1997           1998     
                                     --------      ------      -------------
Mortgage investment 
  servicing fees . . . . . . . .     $   --        16,192            --     
Property management fees . . . .         --        80,875            --     
Reimbursement (at cost) for 
 salary and salary-related 
 expenses related to the 
 on-site and other costs 
 for the Partnership and 
 its investment properties . . .       26,419      29,691           7,789   
                                     --------     -------          ------   
                                     $ 26,419     126,758           7,789   
                                     ========     =======          ======   

     The General Partners had deferred payment of certain of their
distributions of prior net cash flow from the Partnership and all of their
subordinated portion of sales and repayment proceeds, pursuant to the
subordination requirements of the Partnership Agreement.  Such
subordination requirements will not be attained over the remaining
operating period of the Partnership.  All amounts currently payable to the
General Partners and their affiliates do not bear interest and are expected
to be paid in 1998.



<PAGE>


NORTH RIVERS MARKET SHOPPING CENTER

     On December 30, 1997, the North Rivers Market Associates venture
("NRMA") sold the land and related improvements of the North Rivers Market
shopping center. The sale price of the property was $14,708,742, which was
received in cash at closing by NRMA (net of selling costs and prorations). 
The sale resulted in a gain of approximately $4,640,000 to NRMA for
financial reporting purposes (of which the Partnership's share was
$3,085,285), due in part to the value impairment provision of $2,300,000
recorded by NRMA in 1995.  In addition, NRMA recognized a gain on sale of
approximately $2,245,000 for Federal income tax reporting purposes in 1997
(of which the Partnership's share was $1,493,034).

     In connection with the sale of this property, as is customary in such
transactions, NRMA agreed to certain representations and warranties, with a
stipulated survival period which expired, with no liability to NRMA, in
late September, 1998.  It is expected that the NRMA venture will distribute
its remaining funds to the venture partners during the fourth quarter of
1998 and that the Partnership will make its final distributions and wind up
its affairs in late 1998, barring unforeseen circumstances.

     As NRMA had committed to a plan to sell the property, the property was
classified as held for sale or disposition as of December 31, 1996, and
therefore, was not subject to continued depreciation.

     An affiliate of the General Partners of the Partnership managed the
property under an agreement which provided for a fee computed as 6% of the
gross income of the property.  Such property management fees for the nine
months ended September 30, 1997 were $80,875.

SHOPPES AT RIVERGATE

     In March 1997, the Partnership issued a payoff letter to the borrower
of the loan secured by this property regarding an early repayment of the
mortgage loan at an amount less than what was otherwise due under the terms
of the original mortgage loan.  Pursuant to such agreement, in July 1997,
the Partnership received $11,600,000, representing payment in full on the
mortgage loan.  The payment of the mortgage loan resulted in no gain or
loss for financial reporting purposes in 1997 (as a result of loan loss
provisions totaling approximately $2,227,000 previously recorded by the
Partnership), and resulted in a loss of approximately $3,582,000 for
Federal income tax purposes in 1997.

SELECTED FINANCIAL INFORMATION

     Pursuant to the requirements of the Securities and Exchange
Commission, the following is a summary of historical income statement
information for the Shoppes at Rivergate shopping center for the period
January 1, 1997 to July 16, 1997 (the repayment date of the loan).  Such
property secured the participating first mortgage investment made by the
Partnership which was retired at a discount by the borrower as discussed
above.

                                                   1998           1997   
                                                ----------     --------- 

     Total revenues. . . . . . . . . . . .      $    --          984,000 
                                                ==========     ========= 
     Net income (loss) . . . . . . . . . .      $    --          166,000 
                                                ==========     ========= 

ADJUSTMENTS

     In the opinion of the Corporate General Partner, all adjustments
(consisting solely of normal recurring adjustments) necessary for a fair
presentation have been made to the accompanying figures as of September 30,
1998 and for the three and nine months ended September 30, 1998 and 1997.



<PAGE>


PART I. FINANCIAL INFORMATION

     Item 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
              CONDITION AND RESULTS OF OPERATIONS

     The Partnership and its consolidated venture had cash and cash
equivalents of approximately $830,000 at September 30, 1998, which funds,
together with funds expected to be received from the collection of
remaining tenant receivables in connection with 1997 common area expenses
at the North Rivers Market shopping center, will be available to pay for
the Partnership's remaining expenses and liabilities and for distributions
to the venture partner, with any remaining amounts expected to be
distributed to the Limited and General Partners, pursuant to the provisions
of the Partnership Agreement, upon the expected liquidation of the
Partnership in late 1998.

     Reference is made to the notes to the accompanying consolidated
financial statements for additional information concerning the
Partnership's investments.

     During 1996 and early 1997, some of the Holders of Interests in the
Partnership received from unaffiliated third parties unsolicited tender
offers to purchase up to 4.9% of the Interests in the Partnership at prices
ranging between $440 and $500 per Interest.  The Partnership recommended
against acceptance of these offers on the basis that, among other things,
the offer prices were inadequate.  The board of directors of JMB Realty
Corporation ("JMB"), the corporate general partner of the Partnership, has
established a special committee (the "Special Committee") consisting of
certain directors of JMB to deal with all matters relating to tender offers
for Interests in the Partnership, including any and all responses to such
tender offers.  The Special Committee has retained independent counsel to
advise it in connection with any potential tender offers for Interests and
has retained Lehman Brothers Inc. as financial advisor to assist the
Special Committee in evaluating and responding to any additional potential
tender offers for Interests.

     During the second half of 1997, another unaffiliated third party made
an unsolicited tender offer to some of the Holders of Interests.  This
offer sought to purchase up to 4.9% of the Interests in the Partnership for
$200 per Interest.  The offer has expired.  The Special Committee
recommended against acceptance of this offer on the basis that, among other
things, the offer price was inadequate.  As of the date of this report, the
Partnership is aware that 4.18% of the outstanding Interests have been
purchased by all such unaffiliated third parties either pursuant to such
tender offers or through negotiated purchases.  As the Partnership is
currently winding up its affairs and expects to make a final liquidating
distribution in late 1998, it is unlikely that any further tender offers
for Interests will be made.

     The affairs of the Partnership are expected to be wound up in late
1998, barring unforeseen economic developments.  However, the Partnership's
goal of capital appreciation will not be achieved.  Aggregate sale and
repayment distributions received by the Holders of Interests over the
entire term of the Partnership will be less than their original investment.

RESULTS OF OPERATIONS

     The decrease in cash and cash equivalents at September 30, 1998 as
compared to December 31, 1997 is due primarily to distributions of
approximately $11,221,000 ($172 per Interest) made to the Limited Partners
in February 1998, which included $142 per Interest from the distributions
received from North Rivers Market Associates relating to the December 1997
sale of the North Rivers Market shopping center and $30 per Interest from
Partnership operational cash flow and reserves, including those from
offering proceeds.  The Partnership also paid a distribution of $217,459 to
the General Partners, which represented their share of Partnership
operational cash flow and reserves, including those from offering proceeds.

The General Partners will not receive their share of any distribution of
proceeds from the sale due to subordination requirements of the Partnership


<PAGE>


Agreement.  An additional decrease in cash and cash equivalents and the
decrease in venture partner's equity in venture at September 30, 1998 as
compared to December 31, 1997 is attributable primarily to distributions of
approximately $4,959,000 made to the venture partner (Mortgage Partners-IV)
of the North Rivers Market Associates venture in 1998.

     The decrease in interest, rents and other receivables at September 30,
1998 as compared to December 31, 1997 is due primarily to the collection in
1998 of lump-sum 1997 expense recoveries due from certain tenants at the
North Rivers Market shopping center.

     The decrease in accounts payable at September 30, 1998 as compared to
December 31, 1997 is due primarily to the payment in 1998 of certain
accrued 1997 operating, general and administrative and selling expenses. 
An additional decrease in accounts payable at September 30, 1998, and other
income of $13,597 for the three and nine months ended September 30, 1998,
is due to the write-off of certain unincurred estimated selling costs in
connection with the December 1997 sale of the North Rivers Market shopping
center.

     The decrease in interest income for the three and nine months ended
September 30, 1998 as compared to the three and nine months ended
September 30, 1997 is due primarily to the repayment of the mortgage loan
secured by the Shoppes at Rivergate shopping center in July 1997.  An
additional decrease in interest income for the three and nine months ended
September 30, 1998 is due to the interest earned in 1997 on the temporary
investment of the proceeds from the repayment of the mortgage loans secured
by the Franklin Farm Village Center and the Riverpoint Center and the sale
of the Spring Hill Fashion Corner during the fourth quarter of 1996 and the
repayment of the Shoppes at Rivergate shopping center in July 1997.

     The decrease in rental income, property operating expenses and venture
partner's share of venture's operations for the three and nine months ended
September 30, 1998 as compared to the three and nine months ended
September 30, 1997 is due primarily to the December 1997 sale of the North
Rivers Market shopping center.





<PAGE>


PART II.  OTHER INFORMATION

     ITEM 6.  EXHIBITS AND REPORTS ON FORM 8-K

       (a)     The following documents are filed as part of this report:

               3-A.    The Prospectus of the Partnership dated July 24,
1985, as supplemented January 27, 1986, April 29, 1986, June 11, 1986,
August 14, 1986, September 27, 1986 as filed with the Commission pursuant
to Rules 424(b) and 424(c), is hereby incorporated herein by reference to
the Partnership's Registration Statement on Form S-11 (File No. 2-95948)
dated July 24, 1985.

               3-B.    Amended and Restated Agreement of Limited
Partnership set forth as Exhibit A to the Prospectus, which is hereby
incorporated herein by reference to the Partnership's Registration
Statement on Form S-11 (File No. 2-95948) dated July 24, 1985.

               3-C.    Acknowledgement of rights and duties of the General
Partners of the Partnership between AGPP Associates, L.P. (a successor
Associated General Partner of the Partnership) and JMB Realty Corporation
as of December 31, 1995 is hereby incorporated herein by reference to the
Partnership's report for June 30, 1996 on Form 10-Q (File No. 0-16253)
dated August 9, 1996.

               27.     Financial Data Schedule


       (b)     No reports on Form 8-K have been filed during the last
quarter of the period covered by this report.






<PAGE>


                                 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.


                               JMB MORTGAGE PARTNERS, LTD. - III

                               BY:  JMB Realty Corporation
                                    (Corporate General Partner)



                                            GAILEN J. HULL
                                    By:     Gailen J. Hull,
                                            Senior Vice President
                                    Date:   November 11, 1998

     Pursuant to the requirements of the Securities Exchange Act of 1934,
this report has been signed below by the following person in the capacity
and on the date indicated. 


                                            GAILEN J. HULL
                                    By:     Gailen J. Hull
                                            Principal Accounting Officer
                                    Date:   November 11, 1998