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 
March 31, 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 office)                 (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
                                         MARCH 31, 1998 AND DECEMBER 31, 1997

                                                      (UNAUDITED)

                                                        ASSETS
                                                        ------
<CAPTION>
                                                                                     MARCH 31,        DECEMBER 31,
                                                                                       1998              1997     
                                                                                   -------------      ----------- 
<S>                                                                               <C>                <C>          
Current assets:
  Cash and cash equivalents. . . . . . . . . . . . . . . . . . . . . . . . . .      $    890,701       17,310,928 
  Interest, rents and other receivables. . . . . . . . . . . . . . . . . . . .           109,557          137,298 
                                                                                    ------------     ------------ 
     Total current assets. . . . . . . . . . . . . . . . . . . . . . . . . . .         1,000,258       17,448,226 
                                                                                    ------------     ------------ 
                                                                                    $  1,000,258       17,448,226 
                                                                                    ============     ============ 



<PAGE>


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

                                        CONSOLIDATED BALANCE SHEETS - CONTINUED

                                 LIABILITIES AND PARTNERS' CAPITAL ACCOUNTS (DEFICITS)
                                 -----------------------------------------------------

                                                                                     MARCH 31,        DECEMBER 31,
                                                                                       1998              1997     
                                                                                   -------------      ----------- 
Current liabilities:
  Accounts payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .      $     79,351          107,806 
                                                                                    ------------     ------------ 
     Total current liabilities . . . . . . . . . . . . . . . . . . . . . . . .            79,351          107,806 
                                                                                    ------------     ------------ 
  Commitments and contingencies 

     Total liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . .            79,351          107,806 
                                                                                    ------------     ------------ 

Venture partner's equity in venture. . . . . . . . . . . . . . . . . . . . . .           157,504        5,118,998 

Partners' capital accounts:
  General partners:
     Capital contributions . . . . . . . . . . . . . . . . . . . . . . . . . .             1,000            1,000 
     Cumulative net earnings . . . . . . . . . . . . . . . . . . . . . . . . .         4,321,623        4,323,591 
     Cumulative cash distributions . . . . . . . . . . . . . . . . . . . . . .        (4,270,750)      (4,053,291)
                                                                                    ------------     ------------ 
                                                                                          51,873          271,300 
                                                                                    ------------     ------------ 
Limited partners (65,237.69 interests):
     Capital contributions, net of offering costs. . . . . . . . . . . . . . .        57,758,561       57,758,561 
     Cumulative net earnings . . . . . . . . . . . . . . . . . . . . . . . . .        39,491,109       39,508,818 
     Cumulative cash distributions . . . . . . . . . . . . . . . . . . . . . .       (96,538,140)     (85,317,257)
                                                                                    ------------     ------------ 
                                                                                         711,530       11,950,122 
                                                                                    ------------     ------------ 
        Total partners' capital accounts (deficits). . . . . . . . . . . . . .           763,403       12,221,422 
                                                                                    ------------     ------------ 
                                                                                    $  1,000,258       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 MONTHS ENDED MARCH 31, 1998 AND 1997

                                                      (UNAUDITED)

<CAPTION>

                                                                                          1998             1997    
                                                                                      ------------     ----------- 
<S>                                                                                  <C>              <C>          
Income:
  Interest income. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .     $   103,682         526,621 
  Rental income. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .           --            392,176 
                                                                                       -----------      ---------- 
                                                                                           103,682         918,797 
                                                                                       -----------      ---------- 
Expenses:
  Property operating expenses. . . . . . . . . . . . . . . . . . . . . . . . . . .          22,534         125,309 
  Mortgage investment servicing fees . . . . . . . . . . . . . . . . . . . . . . .           --              7,500 
  Professional services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .          34,221          24,573 
  Amortization of deferred expenses. . . . . . . . . . . . . . . . . . . . . . . .           --              3,337 
  General and administrative . . . . . . . . . . . . . . . . . . . . . . . . . . .          68,618          67,153 
                                                                                       -----------      ---------- 
                                                                                           125,373         227,872 
                                                                                       -----------      ---------- 

                                                                                           (21,691)        690,925 

Venture partner's share of 
  venture's operations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .           2,014         (93,619)
                                                                                       -----------      ---------- 
          Net earnings (loss). . . . . . . . . . . . . . . . . . . . . . . . . . .     $   (19,677)        597,306 
                                                                                       ===========      ========== 

          Net earnings (loss) per limited 
            partnership interest . . . . . . . . . . . . . . . . . . . . . . . . .     $      (.27)           9.06 
                                                                                       ===========      ========== 
          Cash distributions per limited 
            partnership interest . . . . . . . . . . . . . . . . . . . . . . . . .     $    172.00          320.00 
                                                                                       ===========      ========== 


<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
                                      THREE MONTHS ENDED MARCH 31, 1998 AND 1997
                                                      (UNAUDITED)
<CAPTION>
                                                                                          1998             1997    
                                                                                      ------------     ----------- 
<S>                                                                                  <C>              <C>          
Cash flows from operating activities:
  Net earnings (loss). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .     $   (19,677)        597,306 
  Items not requiring cash or cash equivalents:
    Amortization of deferred expenses. . . . . . . . . . . . . . . . . . . . . . .           --              3,337 
    Venture partner's share of venture's operations. . . . . . . . . . . . . . . .          (2,014)         93,619 
  Changes in:
    Interest, rents and other receivables. . . . . . . . . . . . . . . . . . . . .          27,741          31,307 
    Accounts payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .         (28,455)        (68,232)
    Accrued real estate taxes. . . . . . . . . . . . . . . . . . . . . . . . . . .           --           (111,104)
    Other current liabilities. . . . . . . . . . . . . . . . . . . . . . . . . . .           --           (111,527)
    Tenant security deposits . . . . . . . . . . . . . . . . . . . . . . . . . . .           --                777 
                                                                                      ------------    ------------ 
          Net cash provided by (used in) operating activities. . . . . . . . . . .         (22,405)        435,483 
                                                                                      ------------    ------------ 
Cash flows from investing activities:
  Additions to investment property . . . . . . . . . . . . . . . . . . . . . . . .           --            (17,094)
  Payment of deferred costs. . . . . . . . . . . . . . . . . . . . . . . . . . . .           --            (21,342)
                                                                                      ------------    ------------ 
          Net cash provided by (used in) investing activities. . . . . . . . . . .           --            (38,436)
                                                                                      ------------    ------------ 
Cash flows from financing activities:
  Distributions to venture partner . . . . . . . . . . . . . . . . . . . . . . . .      (4,959,480)       (866,604)
  Distributions to limited partners. . . . . . . . . . . . . . . . . . . . . . . .     (11,220,883)    (20,876,060)
  Distributions to general partners. . . . . . . . . . . . . . . . . . . . . . . .        (217,459)          --    
                                                                                      ------------    ------------ 
          Net cash provided by (used in) financing activities. . . . . . . . . . .     (16,397,822)    (21,742,664)
                                                                                      ------------    ------------ 
          Net increase (decrease) in cash 
            and cash equivalents . . . . . . . . . . . . . . . . . . . . . . . . .     (16,420,227)    (21,345,617)
          Cash and cash equivalents, 
            beginning of year. . . . . . . . . . . . . . . . . . . . . . . . . . .      17,310,928      28,588,948 
                                                                                      ------------    ------------ 
          Cash and cash equivalents, 
            end of period. . . . . . . . . . . . . . . . . . . . . . . . . . . . .    $    890,701       7,243,331 
                                                                                      ============    ============ 


<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

                            MARCH 31, 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 March 31, 1998 and for the three months ended
March 31, 1998 and 1997 were as follows:
                                                                  Unpaid at  
                                                                  March 31,  
                                       1998          1997           1998     
                                     --------       ------      -------------
Mortgage investment 
  servicing fees . . . . . . . .     $   --          7,500           --      
Property management fees . . . .         --         27,078           --      
Reimbursement (at cost) for 
 salary and salary-related 
 expenses related to the 
 on-site and other costs 
 for the Partnership and 
 its investment properties . . .       11,371        8,599          15,763   
                                     --------      -------          ------   
                                     $ 11,371       43,177          15,763   
                                     ========      =======          ======   

     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 do not
bear interest.



<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 expires in late September, 1998.  Although
it is not expected, NRMA may ultimately have some liability under such
representations and warranties which, in no event, is to exceed $500,000
(of which the Partnership's share would be approximately $332,500).  It is
expected that the Partnership will make its final distributions and wind up
its affairs during 1998 after the expiration of the survival period,
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 three
months ended March 31, 1997 were $27,078.

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, on July 16,
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 three
months ended March 31, 1997.  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. . . . . . . . . . . . .    $    --           531,291 
                                                ==========      ========= 
     Net income (loss) . . . . . . . . . . .    $    --           101,124 
                                                ==========      ========= 

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 March 31,
1998 and for the three months ended March 31, 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 $891,000 at March 31, 1998, which funds are
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, some of the Limited Partners 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 1997, two other unaffiliated third parties made unsolicited
tender offers to some of the Holders of Interests.  These offers sought to
purchase up to 4.9% of the Interests in the Partnership at prices ranging
between $200 and $480 per Interest.  All of such offers have expired.  The
Special Committee recommended against acceptance of these offers on the
basis that, among other things, the offer prices were 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 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 March 31, 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
Agreement.  An additional decrease in cash and cash equivalents at
March 31, 1998 is attributable to distributions of approximately $4,959,000


<PAGE>


made to the venture partner (Mortgage Partners-IV) of the North Rivers
Market Associates venture during the three months ended March 31, 1998.

     The decrease in venture partner's equity in venture at March 31, 1998
as compared to December 31, 1997 is due primarily to distributions of
approximately $4,959,000 paid to the venture partner (Mortgage Partners-IV)
of the North Rivers Market Associates venture.

     The decrease in interest income for the three months ended March 31,
1998 as compared to the three months ended March 31, 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 months ended March 31, 1998 is due to the repayment of the
mortgage loans secured by the Franklin Farm Village Center and the
Riverpoint Shopping Center and the sale of the Spring Hill Fashion Corner
during the fourth quarter of 1996 and the interest earned on the temporary
investment of such sale and repayment proceeds during the three months
ended March 31, 1997.

     The decrease in rental income, property operating expenses and venture
partner's share of venture's operations for the three months ended
March 31, 1998 as compared to the three months ended March 31, 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.

               10-A.   Loan documents related to the Partnership's
participation in the funding of a first mortgage loan secured by the North
Rivers Market Shopping Center located in North Charleston, South Carolina,
are hereby incorporated herein by reference to the Partnership's Form 8-K
(File No. 2-95948) dated September 15, 1987.

               10-B.   Agreement of Partnership of North Rivers Market
Associates between the Partnership and JMB Mortgage Partners, Ltd. - IV,
dated April 26, 1993 hereby incorporated herein by reference to the
Partnership's report for June 30, 1997 on Form 10-Q (File No. 0-16253)
dated August 8, 1997.

               10-C.   Real Property Purchase Agreement between North
Rivers Market Associates and KRC Acquisition Corp., dated December 4,
1997.*

               10-D.   Assignment of Real Property Purchase Agreement from
KRC Acquisition Corp. to Kimco North Rivers 692, Inc., dated December 17,
1997.*

               10-E.   Letter Agreement between North Rivers Market
Associates and Kimco North Rivers 692, Inc., dated December 29, 1997.*

               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.
----------

            *   Hereby incorporated herein by reference to the
Partnership's Report on Form 8-K (File No. 0-16253) dated December 4, 1997.


<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:   May 13, 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:   May 13, 1998