UNITED STATES

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D. C. 20549

                                    FORM 10-Q

(Mark one)

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

For the quarterly period ended              June 30, 1998
                               ----------------------------------------

                                       OR

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

For the transition period from __________ to __________

Commission File Number                   0-14695

                NTS-PROPERTIES VI, a Maryland Limited Partnership
             (Exact name of registrant as specified in its charter)

          Maryland                                 61-1066060
(State or other jurisdiction of        (I.R.S. Employer Identification No.)
incorporation or organization)

    10172 Linn Station Road
    Louisville, Kentucky                              40223
(Address of principal executive                     (Zip Code)
offices)

Registrant's telephone number,
including area code                               (502) 426-4800

                                 Not Applicable
               Former name, former address and former fiscal year,
                          if changed since last report

Indicate by check mark whether the registrant (l) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the  preceding 12 months,  and (2) has been subject to such filing  requirements
for the past 90 days.

                                       YES  X         NO  _______

Exhibit Index: See page 18
Total Pages: 19


<PAGE>



                                TABLE OF CONTENTS

                                                                   Pages

                                     PART I

Item 1.     Financial Statements

            Balance Sheets and Statement of Partners' Equity
              as of June 30, 1998 and December 31, 1997                3

            Statements of Operations
              For the three months and six months ended
              June 30, 1998 and 1997                                   4

            Statements of Cash Flows
              For the three months and six months ended
              June 30, 1998 and 1997                                   5

            Notes To Financial Statements                            6-9

Item 2.     Management's Discussion and Analysis of Financial
              Condition and Results of Operations                  10-17


                                     PART II

Item 3. Default on Senior Securities                                  18

Item 6. Exhibits and Reports on Form 8-K                              18

Signatures                                                            19







                                      - 2 -

<PAGE>
<TABLE>


PART I.  FINANCIAL INFORMATION
Item 1.  Financial Statements

                               NTS-PROPERTIES VI,
                         A Maryland Limited Partnership

                BALANCE SHEETS AND STATEMENT OF PARTNERS' EQUITY
<CAPTION>


                                          As of             As of
                                      June 30, 1998   December 31, 1997*
                                      -------------   ------------------
ASSETS

<S>                                    <C>               <C>        
Cash and equivalents                   $ 1,074,627       $   276,891
Cash and equivalents - restricted          444,265           507,568
Investment securities                      508,474         1,562,813
Accounts receivable                        165,855           111,152
Land, buildings and amenities, net      38,106,181        38,660,912
Assets held for development, net         2,105,517         1,774,455
Other assets                               420,767           395,817
                                       -----------       -----------

                                       $42,825,686       $43,289,608
                                       ===========       ===========

LIABILITIES AND PARTNERS' EQUITY

Mortgages payable                      $26,375,137       $26,872,563
Accounts payable                           301,861           195,165
Distributions payable                      104,510           213,687
Security deposits                          242,488           237,501
Other liabilities                          325,512            67,340
                                       -----------       -----------

                                        27,349,508        27,586,256

Commitments and Contingencies

Partners' equity                        15,476,178        15,703,352
                                       -----------       -----------

                                       $42,825,686       $43,289,608
                                       ===========       ===========
</TABLE>
<TABLE>
<CAPTION>

                                     Limited          General
                                     Partners         Partner          Total
                                     --------         -------          -----

<S>                                <C>             <C>             <C>    
PARTNERS' EQUITY
Capital contributions, net of
 offering costs                    $ 40,518,631    $        100    $ 40,518,731
Net income (loss) - prior years     (12,202,299)        (74,865)    (12,277,164)
Net income - current year               361,921           3,656         365,577
Cash distributions declared to
 date                               (11,406,926)       (115,221)    (11,522,147)
Repurchase of limited
 partnership units                   (1,608,819)           --        (1,608,819)
                                   ------------    ------------    ------------

Balances at June 30, 1998          $ 15,662,508    $   (186,330)   $ 15,476,178
                                   ============    ============    ============

*      Reference  is made to the  audited  financial  statements  in the  Annual
       Report on Form 10-K as filed with the Commission on March 30, 1998.
</TABLE>
                                      - 3 -

<PAGE>
<TABLE>


                               NTS-PROPERTIES VI,
                         A Maryland Limited Partnership

                            STATEMENTS OF OPERATIONS

<CAPTION>

                                                                 Three Months Ended                         Six Months Ended
                                                                       June 30,                                 June 30,
                                                                 ------------------                         ----------------

                                                              1998                 1997                 1998                1997
                                                           -----------         -----------          -----------         -----------
<S>                                                        <C>                 <C>                  <C>                 <C>    
REVENUES:
  Rental income                                            $ 2,448,476         $ 2,303,855          $ 4,835,153         $ 4,609,172
  Interest and other income                                     27,028              28,474               61,534              56,422
                                                           -----------         -----------          -----------         -----------

                                                             2,475,504           2,332,329            4,896,687           4,665,594

EXPENSES:
  Operating expenses                                           625,172             616,873            1,178,482           1,227,450
  Operating expenses - affiliated                              299,149             251,829              607,542             551,318
  Write-off of unamortized
   land improvements and
   amenities                                                    12,599                --                 12,599                --
  Interest expense                                             489,725             566,074              981,922           1,148,946
  Management fees                                              126,966             115,370              245,417             232,184
  Real estate taxes                                            203,907             198,752              403,820             391,846
  Professional and administrative
   expenses                                                     39,926              50,756               69,776              85,756
  Professional and administrative
     expenses - affiliated                                      66,389              79,674              134,954             157,154
  Depreciation and amortization                                446,317             483,806              896,598             963,355
                                                           -----------         -----------          -----------         -----------

                                                             2,310,150           2,363,134            4,531,110           4,758,009
                                                           -----------         -----------          -----------         -----------

Net income (loss)                                          $   165,354         $   (30,805)         $   365,577         $   (92,415)
                                                           ===========         ===========          ===========         ===========


Net income (loss) allocated to
 the limited partners                                      $   163,700         $   (30,497)         $   361,921         $   (91,491)
                                                           ===========         ===========          ===========         ===========

Net income (loss) per limited
 partnership unit                                          $      3.90         $      (.71)         $      8.58         $     (2.13)
                                                           ===========         ===========          ===========         ===========

Weighted average number of
 limited partnership units                                      41,999              42,810               42,181              42,840
                                                           ===========         ===========          ===========         ===========
</TABLE>



                                      - 4 -

<PAGE>
<TABLE>


                               NTS-PROPERTIES VI,
                         A Maryland Limited Partnership

                            STATEMENTS OF CASH FLOWS


                                                                     Three Months Ended                     Six Months Ended
                                                                           June 30,                              June 30,
                                                                     ------------------                     ----------------

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

<S>                                                            <C>                <C>                <C>                <C>    
CASH FLOWS FROM OPERATING ACTIVITIES
Net income (loss)                                              $   165,354        $   (30,805)       $   365,577        $   (92,415)
Adjustments to reconcile net income
(loss) to net cash provided by
operating activities:
   Accrued interest on investment
      securities                                                     5,021              7,764              5,224              1,399
   Write-off unamortized land
    improvements and amenities                                      12,599               --               12,599               --
   Depreciation and amortization                                   446,317            483,806            896,598            963,355
   Changes in assets and liabilities:
      Cash and equivalents - restricted                            (46,435)            74,468            (93,897)          (115,463)
      Accounts receivable                                          (20,168)            (9,679)           (54,703)            (4,112)
      Other assets                                                   8,842             27,228             (4,375)             2,674
      Accounts payable                                              97,477            (86,246)           106,696            (50,843)
      Security deposits                                              1,984              5,632              4,987             (3,109)
      Other liabilities                                             53,398             77,750            258,177            270,537
                                                               -----------        -----------        -----------        -----------

   Net cash provided by operating
      activities                                                   724,389            549,918          1,496,883            972,023
                                                               -----------        -----------        -----------        -----------

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to land, buildings and
  amenities                                                       (496,195)           (12,016)          (674,306)           (15,953)
Purchase of investment securities                                 (200,000)          (753,896)        (1,004,314)        (1,581,396)
Maturity of investment securities                                  952,044          1,202,500          2,053,429          1,755,389
                                                               -----------        -----------        -----------        -----------

   Net cash provide by in investing
      activities                                                   255,849            436,588            374,809            158,040
                                                               -----------        -----------        -----------        -----------

CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments on mortgages
  payable                                                         (247,623)        (9,305,051)          (497,426)        (9,370,876)
Proceeds from mortgage loan                                           --            9,000,000               --            9,000,000
Loan costs                                                         (21,000)               (26)           (31,802)            (7,500)
Cash distributions                                                (211,041)          (216,292)          (424,728)          (432,984)
Repurchase of limited partnership
  units                                                           (120,000)            (5,750)          (277,200)           (37,250)
Cash and equivalents - restricted                                     --                5,750            157,200             37,250
                                                               -----------        -----------        -----------        -----------

   Net cash used in financing
      activities                                                  (599,664)          (521,369)        (1,073,956)          (811,360)
                                                               -----------        -----------        -----------        -----------

   Net increase in cash and
      equivalents                                                  380,574            465,137            797,736            318,703

CASH AND EQUIVALENTS, beginning of
    period                                                         694,053            494,107            276,891            640,541
                                                               -----------        -----------        -----------        -----------

CASH AND EQUIVALENTS, end of period                            $ 1,074,627        $   959,244        $ 1,074,627        $   959,244
                                                               ===========        ===========        ===========        ===========


Interest paid on a cash basis                                  $   497,349        $   605,303        $   989,335        $ 1,188,634
                                                               ===========        ===========        ===========        ===========

</TABLE>
                                      - 5 -
<PAGE>

                               NTS-PROPERTIES VI,
                         A Maryland Limited Partnership

                          NOTES TO FINANCIAL STATEMENTS


The  financial  statements  and  schedules  included  herein  should  be read in
conjunction  with the  Partnership's  1997 Annual Report.  In the opinion of the
General Partner,  all adjustments (only consisting of normal recurring accruals)
necessary for a fair presentation  have been made to the accompanying  financial
statements for the three months and six months ended June 30, 1998 and 1997.

1.   Use of Estimates in the Preparation of Financial Statements
     -----------------------------------------------------------

     The  preparation  of financial  statements  in  conformity  with  generally
     accepted  accounting  principles  requires management to make estimates and
     assumptions  that affect the reported amounts of assets and liabilities and
     disclosure  of  contingent  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.


2.   Cash and Equivalents - Restricted
     ---------------------------------

     Cash and equivalents - restricted represents funds received for residential
     security  deposits,  funds which have been escrowed with mortgage companies
     for  property  taxes  in  accordance  with the loan  agreements  and  funds
     reserved  by the  Partnership  for the  repurchase  of limited  partnership
     Units.

3.   Investment Securities
     ---------------------

     Investment  securities represent  investments in Certificates of Deposit or
     securities issued by the U.S. Government with initial maturities of greater
     than three months.  The investments are carried at cost which  approximates
     market  value.  The  Partnership  intends  to  hold  the  securities  until
     maturity.  During  1997  and  1998,  the  Partnership  sold  no  investment
     securities.  The following  provides details regarding the investments held
     at June 30, 1998:


                                  Amortized      Maturity      Value At
              Type                   Cost          Date        Maturity
              ----                   ----          ----        --------

     Certificate of Deposit       $ 103,905      07/15/98     $ 104,111

     Certificate of Deposit         203,193      07/30/98       204,027

     Certificate of Deposit         100,610      08/28/98       101,452

     Certificate of Deposit         100,766      11/08/98       102,611
                                   --------                    --------

                                  $ 508,474                   $ 512,201
                                   ========                    ========









                                      - 6 -

<PAGE>



3.   Investment Securities - Continued
     ---------------------------------

     The following  provides details  regarding the investments held at December
     31, 1997:

                                     Amortized        Maturity       Value At
              Type                      Cost            Date         Maturity
              ----                      ----            ----         --------

     Certificate of Deposit         $  222,741        02/03/98     $  223,805

     Certificate of Deposit            205,392        02/12/98        206,654

     Certificate of Deposit            101,154        03/02/98        102,042

     Certificate of Deposit            101,246        03/12/98        102,272

     Certificate of Deposit            205,082        03/27/98        207,639

     Certificate of Deposit            125,678        03/30/98        127,336

     Certificate of Deposit            150,226        03/30/98        152,215

     Certificate of Deposit            150,226        04/06/98        152,373

     Certificate of Deposit            100,151        04/15/98        101,718

     Certificate of Deposit            100,151        04/30/98        101,944

     Certificate of Deposit            100,766        05/08/98        102,569
                                     ---------                      ---------

                                    $1,562,813                     $1,580,567
                                     =========                      =========

4.   Mortgages Payable
     -----------------

     Mortgages payable consist of the following:


                                               June 30,           December 31,
                                                 1998                 1997
                                               --------           ------------
     Mortgage  payable with an insurance  
     company bearing  interest at 7.43%, due 
     May 14, 2009 secured by certain land,
     buildings and amenities                 $ 8,476,231          $ 8,724,588

     Mortgage payable with an insurance
     company bearing interest at 7.32%, due
     October 15, 2012 secured by certain
     land, buildings and amenities             8,286,308            8,447,975

     Mortgage payable with an insurance
     company bearing interest at 7.74%, due
     October 15, 2012 secured by certain
     land, buildings and amenities             5,000,000            5,000,000

     Mortgage payable with an insurance
     company bearing interest at 7.38%, due
     December 5, 2012 secured by certain
     land, buildings and amenities             2,767,559            2,820,000

                              (Continued next page)


                                      - 7 -

<PAGE>


4.   Mortgages Payable - Continued
     -----------------------------

                                                June 30,         December 31,
                                                  1998               1997
                                                --------         ------------
     Mortgage  payable  with an  insurance  
     company  bearing  interest at 7.38%,  due
     December 5, 2012 secured by certain
     land, buildings and amenities            $ 1,845,039        $ 1,880,000
                                               ----------         ----------
                                              $26,375,137        $26,872,563
                                               ==========         ==========

     Based on the borrowing  rates  currently  available to the  Partnership for
     mortgages  with  similar  terms and average  maturities,  the fair value of
     long-term debt is approximately $31,000,000.

     The mortgage  payable with an outstanding  balance of $5,000,000 as of June
     30, 1998 has an additional availability of $7,200,000. The proceeds will be
     used to fund the  construction of Park Place Apartments Phase III. See Note
     7 Commitments and Contingencies for further information.

5.   Interest Repurchase Reserve
     ---------------------------

     Pursuant  to  Section  16.4  of  the  Partnership's  Amended  and  Restated
     Agreement  of Limited  Partnership,  the  Partnership  has  established  an
     Interest  Repurchase  Reserve. On April 6, 1998, the Partnership elected to
     fund an additional $120,000 to its Interest  Repurchase Reserve.  With this
     funding the Partnership  will be able to repurchase 400 Units at a price of
     $300 per Unit. From December 31, 1995 to June 30, 1998, the Partnership has
     repurchased a total of 5,573 Units for  $1,439,450.  Repurchased  Units are
     retired by the Partnership,  thus increasing the percentage of ownership of
     each remaining limited partner investor.  The Interest  Repurchase  Reserve
     was  funded  from cash  reserves.  The  amount  remaining  in the  Interest
     Repurchase Reserve at June 30, 1998 was $160,280.  The above offering price
     per Unit was  established by the General Partner in its sole discretion and
     does not purport to represent the fair market value or liquidation value of
     the Unit. See Note 8 Subsequent Event for additional  information regarding
     the Interest Repurchase Reserve.

6.   Related Party Transactions
     --------------------------

     Pursuant to an agreement with the Partnership,  property management fees of
     $245,417  and  $232,184  for the six months  ended June 30,  1998 and 1997,
     respectively,  were paid to NTS  Development  Company,  an affiliate of the
     General  Partner.  The  fee  is  equal  to  5% of  gross  revenues  of  the
     residential  properties  and 6% of the  gross  revenues  of the  commercial
     property.  The Partnership was also charged the following  amounts from NTS
     Development  Company for the six months ended June 30, 1998 and 1997. These
     charges  include  items which have been  expensed as  operating  expenses -
     affiliated or professional and administrative expenses affiliated and items
     which  have been  capitalized  as other  assets or as land,  buildings  and
     amenities.








                                      - 8 -

<PAGE>



6.   Related Party Transactions - Continued
     --------------------------------------

     The changes were as follows:


                                     1998                  1997
                                  ----------            ---------
          Administrative          $  161,188           $  187,053
          Property manager           474,126              418,743
          Leasing                     98,716              103,928
          Construction manager        74,339                 --
          Other                       22,220                2,895
                                   ---------            ---------

                                  $  827,833           $  712,619
                                   =========            =========

7.   Commitments and Contingencies
     -----------------------------

     The Partnership  began the  construction of Park Place Apartments Phase III
     (152 units) during the Spring of 1998 on the 15 acres of land it owns which
     is adjacent to the existing Park Place  Apartments in Lexington,  Kentucky.
     It is currently  estimated that the cost of the project will be $9,100,000.
     Construction   costs  will  be  funded  by  the  remaining   loan  proceeds
     ($7,200,000)  of a mortgage  loan obtained  during 1997 and cash  reserves.
     Through  June  30,  1998,  approximately  $400,000  of the  costs  had been
     incurred.

8.   Subsequent Event
     ----------------

     Subsequent  to June  30,  1998,  the  Partnership  elected  to  make  three
     additional fundings to its Interest  Repurchase Reserve.  The first funding
     is for $66,000,  which will enable the  Partnership to repurchase up to 200
     Units at a price of $330 per Unit.  The second and third  fundings  are for
     $4,000 and $105,000  respectively  and will enable the  Partnership,  along
     with funds remaining in the reserve from previous  fundings,  to repurchase
     up to 500  Units  at a price  of $350  per  Unit.  If the  number  of Units
     submitted  for  repurchase  exceeds  that which can be  repurchased  by the
     Partnership  with these fundings,  those additional Units may or may not be
     repurchased in subsequent quarters with additional fundings.























                                      - 9 -

<PAGE>



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

Results of Operations
---------------------

The  occupancy  levels  at the  Partnership's  properties  as of June 30 were as
follows:


                                              1998                   1997
                                            --------               --------
Wholly-Owned Properties
-----------------------

Sabal Park Apartments                          98%                    86%

Park Place Apartments Phase I                  85%                    92%

Willow Lake Apartments                         97%                    90%


Properties Owned in Joint Venture
with NTS-Properties IV (Ownership % at
June 30, 1998)
--------------------------------------

Golf Brook Apartments (96%)                    96%                    91%

Plainview Point III Office Center (95%)        96%                    88%


Rental and other income generated by the Partnership's  properties for the three
months and six months ended June 30, 1998 and 1997 was as follows:



                                      Three Months Ended     Six Months Ended
                                            June 30,              June 30,
                                      ------------------     ----------------

                                       1998       1997       1998        1997
                                      ------     ------     ------       -----
Wholly-Owned Properties
-----------------------

Sabal Park Apartments               $ 446,893  $ 410,901  $  891,122  $  827,105

Park Place Apartments Phase I       $ 460,327  $ 462,592  $  899,203  $  907,550

Willow Lake Apartments              $ 632,461  $ 591,775  $1,181,971  $1,188,005

Properties Owned in Joint Venture
with NTS-Properties IV (Ownership
% at June 30, 1998)
---------------------------------

Golf Brook Apartments (96%)         $ 733,505  $ 651,923  $1,453,852  $1,325,333

Plainview Point III Office          $ 182,135  $ 194,453  $  419,953  $  374,517
  Center (95%)

Revenues shown in the table above for  properties  owned through a joint venture
represent only the Partnership's percentage interest in those revenues.




                                     - 10 -

<PAGE>



Results of Operations - Continued
---------------------------------

Sabal Park Apartments'  occupancy  increased from 86% at June 30, 1997 to 98% at
June  30,  1998.  Average  occupancy  for the six  month  period  ended  June 30
increased from 89% (1997) to 94% (1998).  Average  occupancy for the three month
period  ended June 30  increased  from 88% (1997) to 96%  (1998).  Occupancy  at
residential properties fluctuate on a continuous basis.  Period-ending occupancy
percentages represent occupancy only on a specific date;  therefore,  it is more
meaningful   to  consider   average   occupancy   percentages   which  are  more
representative of the entire period's results.  Rental and other income at Sabal
Park  Apartments  increased  for the three  months and six months ended June 30,
1998 as  compared  to the same  periods in 1997 as a result of the  increase  in
average occupancy, decreased rent concessions and increased rental rates.

Park Place Apartments Phase I's occupancy decreased from 92% at June 30, 1997 to
85% at June 30, 1998.  Average  occupancy for the six month period ended June 30
decreased from 89% (1997) to 88% (1998).  Average  occupancy for the three month
period ended June 30 decreased from 91% (1997) to 87% (1998).  In the opinion of
the General Partner of the Partnership,  the decrease in occupancy at Park Place
Apartments  Phase I is only a  temporary  fluctuation  and does not  represent a
downward occupancy trend. Rental and other income at Park Place Apartments Phase
I decreased  for the three months and six months ended June 30, 1998 as compared
to the same  periods in 1997 as a result of the  decrease in average  occupancy.
The decrease in rental and other  income is  partially  offset by an increase in
income from fully furnished  units.  Fully furnished units are apartments  which
rent at an  additional  premium above base rent.  Therefore,  it is possible for
occupancy   to  decrease   and   revenues   to  increase   when  the  number  of
fully-furnished Units has increased.

Willow Lake Apartments'  occupancy increased from 90% at June 30, 1997 to 97% at
June  30,  1998.  Average  occupancy  for the six  month  period  ended  June 30
increased from 89% (1997) to 95% (1998).  Average  occupancy for the three month
period ended June 30 increased  from 88% (1997) to 97% (1998).  Rental and other
income  remained  fairly  constant  for the six months  ended  June 30,  1998 as
compared to the same period in 1997.  Rental and other income  increased for the
three  months  ended June 30,  1998 as  compared to the same period in 1997 as a
result of the increase in average occupancy and increased rental rates.

Golf Brook Apartments'  occupancy  increased from 91% at June 30, 1997 to 96% at
June  30,  1998.  Average  occupancy  for the six  month  period  ended  June 30
increased from 91% (1997) to 96% (1998).  Average  occupancy for the three month
period ended June 30 increased  from 89% (1997) to 95% (1998).  Rental and other
income at Golf Brook  Apartments  increased  for the three months and six months
ended  June 30,  1998 as  compared  to the same  periods  in 1997 as a result of
increased occupancy, decreased rent concessions and increased rental rates.

The 8% increase in occupancy at Plainview  Point III Office Center from June 30,
1997 to June 30,  1998 is the  result of one new lease for  approximately  4,800
square feet.  Average occupancy  increased from 89% (1997) to 96% (1998) for the
three  months  ended June 30 and from 91% (1997) to 96% (1998) for the six month
period.  The change in rental  and other  income at  Plainview  Point III Office
Center for the three  months and six months  ended June 30,  1998 as compared to
the same periods in 1997 was not significant.

If present  trends  continue,  the  Partnership  will be able to continue at its
current  level  of  operations  without  the need of any  additional  financing.
Current  occupancy  levels are considered  adequate to continue the operation of
the Partnership's properties.

                                     - 11 -

<PAGE>



Results of Operations - Continued
---------------------------------

Interest  and  other  income  includes  income  from  investments  made  by  the
Partnership with cash reserves. Interest income remained fairly constant for the
three  months and six months ended June 30, 1998 as compared to the same periods
in 1997.

Operating  expenses decreased for the six months ended June 30, 1998 as compared
to the same  period  in 1997  primarily  as a result  of  decreased  repair  and
maintenance  costs at Park Place  Apartments Phase I and Willow Lake Apartments,
and decreased  replacement  costs  (wallcovering,  carpet and vinyl flooring) at
Park Place Apartments Phase I. Operating expenses increased for the three months
ended June 30, 1998 as compared to the same period in 1997 primarily as a result
of  increased  landscaping  costs at  Willow  Lake  Apartments  and  Sabal  Park
Apartments and increased replacement costs (carpet, water heaters and draperies)
at Park Place Apartments Phase I and Sabal Park Apartments.  Operating  expenses
for the three month and six month period  remained fairly constant at Golf Brook
Apartments and Plainview Point III Office Center.

Operating  expenses - affiliated  increased  for the three months and six months
ended June 30,  1998 as  compared  to the same  periods in 1997  primarily  as a
result of increased Property management costs at the residential properties. The
increase in operating  expenses -  affiliated  for the three month and six month
period is also due to  increased  leasing  costs at  Plainview  Point III Office
Center.  Operating  expenses -  affiliated  are  expenses  incurred for services
performed by employees of NTS Development  Company,  an affiliate of the General
Partner of the Partnership.

Interest  expense  decreased  for the three months and six months ended June 30,
1998 as compared to the same periods in 1997 primarily due to the  Partnership's
decreasing debt level as a result of principal payments made and a result of new
debt  financings at lower interest  rates which were obtained May 15,  September
12, and October 8, 1997.  The  $9,200,000  mortgage,  which was paid off May 15,
1997,  had an interest  rate of 8.625%  compared to 7.43% on the new  $9,000,000
loan.  The  approximately  $8,500,000  mortgage which was paid off September 12,
1997,  had an interest  rate of 9.20%  compared  to 7.32% on the new  $8,500,000
loan. The approximately  $3,900,000 and $950,000 mortgages,  which were paid off
October 8, 1997,  had an  interest  rate of 8.375%  compared to 7.74% on the new
$5,000,000  loan. See the Liquidity and Capital  Resources  section of this item
for details regarding the Partnership's debt.

Management  fees are  calculated as a percentage of cash  collections;  however,
revenue  for  reporting  purposes  is on the  accrual  basis.  As a result,  the
fluctuations of revenues  between  periods will differ from the  fluctuations of
management fee expense.

The increase in real estate taxes for the three months and six months ended June
30,  1998 as  compared  to the same  periods  in 1997 is a result  of  increased
property  assessments  for Sabal Park  Apartments  and a result of an  increased
property  assessment and an increased tax rate for Willow Lake Apartments.  Real
estate  taxes at Park  Place  Apartments  Phase I,  Golf  Brook  Apartments  and
Plainview  Point III Office Center remained fairly constant for the three months
and six months ended June 30, 1998 as compared to the same periods in 1997.

Professional and administrative  expenses decreased for the three months and six
months ended June 30, 1998 as compared to the same periods in 1997  primarily as
a result of decreased legal fees and decreased outside accounting fees.


                                     - 12 -

<PAGE>



Results of Operations - Continued
---------------------------------

Professional and  administrative  expenses - affiliated  decreased for the three
months and six months  ended June 30, 1998 as  compared  to the same  periods in
1997 as a result of decreased  salary  costs.  Professional  and  administrative
expenses - affiliated are expenses incurred for services  performed by employees
of  NTS  Development  Company,  an  affiliate  of  the  General  Partner  of the
Partnership.

Depreciation  and  amortization  decreased  for the three  months and six months
ended June 30, 1998 as compared to the same  periods in 1997 due to a portion of
the assets with shorter lives at the Partnership's residential properties having
become  fully  depreciated.  Depreciation  is computed  using the  straight-line
method  over the  useful  lives of the  assets  which  are 5 - 30 years for land
improvements, 30 years for buildings, 5 - 30 years for building and improvements
and 5 - 30  years  for  amenities.  The  aggregate  cost  of  the  Partnership's
properties for Federal tax purposes is approximately $71,500,000.

Liquidity and Capital Resources
-------------------------------

Cash provided by operations was $1,496,883 and $972,023 for the six months ended
June 30, 1998 and 1997,  respectively.  These funds in conjunction  with cash on
hand were used to make a 1.5% (annualized) cash distribution of $315,550 for the
six months  ended  June 30,  1998 and a 2%  (annualized)  cash  distribution  of
$432,470 for the six months ended June 30, 1997. Cash distributions were reduced
from 2% to 1% per  quarter,  effective  June 30,  1998,  as a result of  capital
improvements at the Partnership's properties which are currently in the planning
stages. See below for a further discussion  regarding these projects  (including
the   construction  of  Park  Place   Apartments   Phase  III).  The  annualized
distribution   rate  is  calculated  as  a  percent  of  the  original   capital
contribution. The limited partners received 99% and the general partner received
1%  of  the   distributions.   The  primary  source  of  future   liquidity  and
distributions is expected to be derived from cash generated by the Partnership's
properties  after the  construction of Park Place Apartments Phase III and other
capital  improvements  are funded and adequate cash reserves are established for
future leasing and tenant finish costs.  Cash reserves  (which are  unrestricted
cash and  equivalents  and investment  securities as shown on the  Partnership's
balance sheet as of June 30) were $1,583,101 and $1,869,119 at June 30, 1998 and
1997, respectively.

As of June 30,  1998,  the  Partnership  had a mortgage  payable to an insurance
company in the amount of $8,476,231. The mortgage bears interest at a fixed rate
of  7.43%,  is due May 14,  2009 and is  secured  by the  assets  of Golf  Brook
Apartments. The monthly principal payments are based upon a 12-year amortization
schedule. At maturity,  the loan will have been repaid based on the current rate
of amortization.

As of June 30,  1998,  the  Partnership  had a mortgage  payable to an insurance
company in the amount of $8,286,308. The mortgage bears interest at a fixed rate
of 7.32%,  is due  October  15, 2012 and is secured by the assets of Willow Lake
Apartments.   The  monthly  principal   payments  are  based  upon  a  15-  year
amortization  schedule. At maturity, the loan will have been repaid based on the
current rate of amortization.

As of June 30,  1998,  the  Partnership  had a mortgage  payable to an insurance
company in the amount of  $12,200,000.  The  outstanding  balance of the loan at
June 30, 1998 was  $5,000,000.  The mortgage  bears  interest at a fixed rate of
7.74%,  is due  October  15,  2012 and is  secured  by the  assets of Park Place
Apartments Phase I and Park Place Apartments Phase III (to be constructed).  The
remaining  $7,200,000 loan proceeds will be advanced during the  construction of
Park  Place  Apartments  Phase  III,  as  needed,  in  accordance  with the loan
agreement.  Until  the  construction  of  Park  Place  Apartments  Phase  III is
complete, the mortgage will require only monthly

                                     - 13 -

<PAGE>



Liquidity and Capital Resources - Continued
-------------------------------------------

interest  payments.  Upon the completion of Park Place Apartments Phase III, the
monthly principal payments will be based upon a 19-year  amortization  schedule.
Due to the fact that it is not known when  principal  payments  will begin,  the
outstanding balance at maturity can not be determined at this time.

As of June 30,  1998,  the  Partnership  had two  mortgage  loans  each  with an
insurance  company in the amounts of $2,767,559  and  $1,845,039  for a total of
$4,612,598.  Both  mortgages  bear  interest  at a fixed rate of 7.38%,  are due
December 5, 2012,  and are secured by the assets of Sabal Park  Apartments.  The
monthly principal payments are based upon a 15-year  amortization  schedule.  At
maturity,  the  mortgage  will have been repaid  based upon the current  rate of
amortization.

The  majority  of  the  Partnership's   cash  flow  is  derived  from  operating
activities.  Cash  flows used in  investing  activities  are for  tenant  finish
improvements, other capital improvements at the Partnership's properties and for
the  construction of Park Place  Apartments Phase III. Changes to current tenant
finish  improvements  at commercial  properties  are a typical part of any lease
negotiation. Improvements generally include a revision to the current floor plan
to accommodate a tenant's  needs,  new carpeting and paint and/or  wallcovering.
The  extent and cost of these  improvements  are  determined  by the size of the
space and whether the improvements are for a new tenant or incurred because of a
lease renewal.  The tenant finish  improvements and other capital additions were
funded by cash flow from operations. Cash flows used in investing activities are
also for the purchase of investment  securities.  As part of its cash management
activities,  the Partnership has purchased Certificates of Deposit or securities
issued by the U.S.  Government  with  initial  maturities  of greater than three
months to improve the return on its cash reserves.  The  Partnership  intends to
hold the securities until maturity.  Cash flows provided by investing activities
are derived  from the  maturity  of  investment  securities.  Cash flows used in
financing activities are for cash distributions, principal payments on mortgages
payable, repurchase of limited partnership Units and payment of loan costs. Cash
flows provided by financing  activities  represent the utilization of cash which
has been reserved by the Partnership  for the repurchase of limited  partnership
Units.  The  Partnership  does not  expect any  material  changes in the mix and
relative cost of capital  resources from those in 1997 except for the following:
1) changes  resulting from the new debt  financings  obtained by the Partnership
during  1997 and 2) the  construction  of Park Place  Apartments  Phase III,  as
discussed below.

The  demand  on  future  liquidity  is  expected  to  increase  as a  result  of
construction beginning at Park Place Apartments Phase III (152 units) during the
Spring of 1998 on the 15 acres of land it owns which is adjacent to the existing
Park Place Apartments in Lexington, Kentucky. It is currently estimated that the
cost of the project will be $9,100,000. Construction costs will be funded by the
$7,200,000 of loan proceeds, as discussed above, and cash reserves. Through June
30, 1998, approximately $400,000 of costs had been incurred.

During the next twelve  months,  the  Partnership  also  anticipates a demand on
future  liquidity  as a  result  of a  planned  renovation  to  the  Park  Place
Apartments'  community  clubhouse.  At this  time,  the cost and  extent  of the
renovation has not been determined. The clubhouse is shared with Phase II of the
Park Place  development  which was developed and constructed by the Partnership.
The cost to construct and operate the common clubhouse is shared proportionately
by each  phase.  It is  anticipated  that the cash  flow from  operations,  cash
reserves  and  loan  proceeds  will be  sufficient  to  meet  the  needs  of the
Partnership.

                                     - 14 -

<PAGE>



Liquidity and Capital Resources - Continued
-------------------------------------------

The Partnership has conducted a comprehensive  review of its computer systems to
identify  the  systems  that  could be  affected  by the Year 2000  Issue and is
developing an  implementation  plan to resolve the issue. The Year 2000 Issue, a
worldwide  problem,  is the result of computer  programs being written using two
digits rather than four to define the applicable year. Any of the  Partnership's
programs  that have  time-sensitive  software may recognize a date using "00" as
the year 1900  rather  than the year 2000.  This could  result in major  systems
failures or  miscalculations.  The  Partnership  presently  believes that,  with
modifications  to existing  software and  conversions to new software,  the Year
2000  problem   will  not  pose   significant   operational   problems  for  the
Partnership's   computer   systems.   The  Partnership   continues  to  evaluate
appropriate  courses of  corrective  action,  including  replacement  of certain
systems whose  associated  costs would be recorded as assets and amortized.  The
Partnership does not expect the costs associated with the resolution of the Year
2000 Issue to have a material  effect on its  financial  position  or results of
operations.  The associated costs will be funded by cash flow from operations or
cash reserves. The amount expensed in 1998 was immaterial.

Pursuant to Section 16.4 of the Partnership's  Amended and Restated Agreement of
Limited Partnership, the Partnership established an Interest Repurchase Reserve.
Through June 1998,  the  Partnership  has funded a total amount of $1,599,730 to
the Reserve.  On April 6, 1998,  the  Partnership  elected to fund an additional
$120,000 to its Interest Repurchase  Reserve.  With this funding the Partnership
will be able to repurchase  400 Units at a price of $300 per Unit.  Through June
30, 1998 the  Partnership has repurchased a total of 5,573 Units for $1,439,450.
Repurchased Units are retired by the Partnership, thus increasing the percentage
of ownership of each remaining limited partner investor. The Interest Repurchase
Reserve was funded from cash  reserves.  The amount  remaining  in the  Interest
Repurchase  Reserve at June 30, 1998 was $160,280.  The above offering price per
Unit was  established by the General Partner in its sole discretion and does not
purport to represent the fair market value or liquidation value of the Unit. See
below for additional information regarding the Interest Repurchase Reserve.

Subsequent to June 30, 1998, the  Partnership  elected to make three  additional
fundings to its Interest Repurchase  Reserve.  The first funding is for $66,000,
which will enable the  Partnership  to  repurchase up to 200 Units at a price of
$330 per Unit.  The  second  and third  fundings  are for  $4,000  and  $105,000
respectively and will enable the Partnership,  along with funds remaining in the
reserve from previous fundings, to repurchase up to 500 Units at a price of $350
per Unit. If the number of units submitted for repurchase exceeds that which can
be repurchased by the Partnership  with the current  funding,  those  additional
units may or may not be  repurchased  in  subsequent  quarters  with  additional
fundings.






                              (Continued next page)







                                     - 15 -

<PAGE>



Liquidity and Capital Resources - Continued
-------------------------------------------

The table below  presents  that portion of the  distributions  that  represent a
return of capital on a Generally Accepted Accounting Principle basis for the six
months  ended June 30, 1998 and 1997.  These  distributions  were funded by cash
flow derived from operating activities.


                       Net Income              Cash
                         (Loss)            Distributions         Return of
                       Allocated              Declared            Capital
                       ----------          -------------         ---------

Limited Partners:
       1998           $ 361,921              $ 312,394            $  --
       1997             (91,491)               428,145            428,145

General Partner:
       1998           $   3,656              $   3,156            $  --
       1997                (924)                 4,325              4,325

In an effort to continue to improve occupancy at the  Partnership's  residential
properties,  the  Partnership  has an on-site  leasing  staff,  employees of NTS
Development Company, at each of the apartment communities.

The staff handles all on-site visits from potential  tenants,  coordinates local
advertising  with NTS Development  Company's  marketing  staff,  makes visits to
local companies to promote fully  furnished units and negotiates  lease renewals
with current residents.

The leasing and renewal  negotiations for the Partnership's  commercial property
are handled by leasing agents,  employees of NTS Development Company, located in
Louisville,  Kentucky.  The leasing  agent's are located in the same city as the
commercial property.  All advertising for the commercial property is coordinated
by NTS Development Company's marketing staff located in Louisville, Kentucky.

Leases at Plainview  Point III Office  Center  provide for tenants to contribute
toward the payment of increases in common area maintenance expenses,  insurance,
utilities  and real estate  taxes.  Leases at the office center also provide for
rent increases which are based upon increases in the consumer price index. These
lease provisions,  along with the fact that residential leases are generally for
a period of one year,  should  protect  the  Partnership's  operations  from the
impact of inflation and changing prices.

The Partnership owns approximately 15 acres of land,  adjacent to the Park Place
Apartments  development,  in Lexington,  Kentucky (Park Place  Apartments  Phase
III). Included in the cost of approximately $2,100,000 is land cost, capitalized
interest,  common area costs,  amenity costs and  construction  costs associated
with  Phase  III.  The  Partnership  is using the land to  construct  Park Place
Apartments  Phase  III.  Construction  began  during  the  Spring  of  1998.  In
management's opinion, the net book value approximates the fair market value.

Some of the statements included in Item 2, Management's  Discussion and Analysis
of  Financial  Condition  and Results of  Operations,  may be  considered  to be
"forward-looking  statements" since such statements relate to matters which have
not yet occurred.  For example,  phrases such as the Partnership  "anticipates",
"believes" or "expects" indicate that it is possible that the event anticipated,
believed or expected may not occur. Should such event not occur, then the result
which  the  Partnership  expected  also may not  occur  or occur in a  different
manner, which may be more or less favorable to the Partnership.  The Partnership
does not  undertake  any  obligations  to  publicly  release  the  result of any
revisions to these  forward-looking  statements  that may be made to reflect any
future events or circumstances.

                                     - 16 -

<PAGE>



Liquidity and Capital Resources - Continued
-------------------------------------------

Any forward-looking  statements included in Management's Discussion and Analysis
of Financial  Condition and Results of Operations,  or elsewhere in this report,
which reflect  management's best judgment based on factors known,  involve risks
and uncertainties. Actual results could differ materially from those anticipated
in any forward-looking  statements as a result of a number of factors, including
but  not  limited  to  that  which  is  discussed  below.  Any   forward-looking
information  provided by the Partnership pursuant to the safe harbor established
by recent  securities  legislation  should be  evaluated in the context of these
factors.

The  Partnership's  principal  activity  is  the  leasing  and  management  of a
commercial office building and apartment complexes. If a major commercial tenant
or a large number of apartment lessees default on their lease, the Partnership's
ability to make  payments  due under its debt  agreements,  payment of operating
costs and other  partnership  expenses  would be directly  impacted.  A lessee's
ability to make  payments are subject to risks  generally  associated  with real
estate,  many of which are beyond  the  control  of the  Partnership,  including
general or local economic conditions,  competition,  interest rates, real estate
tax rates, or other operating expenses and acts of God.

                                     - 17 -

<PAGE>



PART II.  OTHER INFORMATION

3.    Default on Senior Securities
      ----------------------------

      None.

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

      (a)     Exhibits

              Exhibit 27. Financial Data Schedule

      (b)     Reports on Form 8-K

              Form  8-K was  filed  April,  1998 to  report  in Item 5 that  the
              Partnership  has elected to fund an additional  amount of $120,000
              to its Interest Repurchase Reserve.

Items 1,2,4, and 5 are not applicable and have been omitted.






                                     - 18 -

<PAGE>



                                   SIGNATURES
                                   ----------


Pursuant to the  requirements of Section 13 or 15(d) 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.


                                   NTS-PROPERTIES VI, a Maryland Limited
                                   Partnership
                                   -------------------------------------
                                               (Registrant)


                                   By:    NTS-Properties Associates VI,
                                          General Partner
                                          By: NTS Capital Corporation,
                                              General Partner


                                              /s/ Richard L. Good
                                              -------------------
                                              Richard L. Good
                                              President

                                              /s/ Lynda J. Wilbourn
                                              ---------------------
                                              Lynda J. Wilbourn
                                              Vice President
                                              Principal Accounting Officer



Date:     August 12, 1998
          ---------------







                                     - 19 -

<PAGE>