<PAGE>


                                 UNITED STATES

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D. C. 20549

                                    FORM 10-Q


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


For the quarterly period ended                  March 31, 2000
                              --------------------------------------------------

                                       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 registrants specified in its charter)

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


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


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

Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the  preceding 12 months,  and (2) has been subject to such filing  requirements
for the past 90 days.

                                                        YES  X   NO
                                                           -----   -----

<PAGE>


                               TABLE OF CONTENTS
                               -----------------


                                                                     Pages
                                                                     -----

                                     PART I


Item 1. Financial Statements

        Balance Sheets and Statement of Partners' Equity
         as of March 31, 2000 and December 31, 1999                    3

        Statements of Operations
         for the three months ended March 31, 2000 and 1999            4

        Statements of Cash Flows
         for the three months ended March 31, 2000 and 1999            5

        Notes To Financial Statements                               6-13

Item 2. Management's Discussion and Analysis of Financial
         Condition and Results of Operations                       14-21

Item 3. Quantitative and Qualitative Disclosures About Market Risk    21


                                    PART II

Item 1. Legal Proceedings                                             22

Item 2. Changes in Securities                                         22

Item 3. Defaults Upon Senior Securities                               22

Item 4. Submission of Matters to a Vote of Security Holders           22

Item 5. Other Information                                             22

Item 6. Exhibits and Reports on Form 8-K                              22

Signatures                                                            23

                                       2

<PAGE>

PART I.  FINANCIAL INFORMATION
         ---------------------
Item 1.  Financial Statements
         --------------------
<TABLE>

                               NTS-PROPERTIES VI,
                               ------------------
                         A Maryland Limited Partnership
                         ------------------------------

                BALANCE SHEETS AND STATEMENT OF PARTNERS' EQUITY
                ------------------------------------------------

<CAPTION>
                                              As of                As of
                                          March 31, 2000     December 31, 1999 *
                                          --------------     -------------------
                                            (Unaudited)
ASSETS
------
<S>                                                    <C>               <C>
Cash and equivalents                           $   586,982       $        --
Cash and equivalents - restricted                  287,701           206,697
Accounts receivable                                149,866           195,399
Land, buildings and amenities, net              49,114 573        48,357,129
Other assets                                       527,194           451,425
                                               -----------       -----------

  TOTAL ASSETS                                 $50,666,316       $49,210,650
                                               ===========       ===========


LIABILITIES AND PARTNERS' EQUITY
--------------------------------
Mortgages payable and notes payable            $35,203,006       $33,312,443
Accounts payable                                 1,144,460         1,650,675
Security deposits                                  217,483           214,523
Other liabilities                                  449,024           221,597
                                               -----------       -----------

  TOTAL LIABILITIES                             37,013,973        35,399,238

COMMITMENTS AND CONTINGENCIES (Note 9)

Partners' equity                                13,652,343        13,811,412
                                               -----------       -----------

  TOTAL LIABILITIES AND PARTNERS' EQUITY       $50,666,316       $49,210,650
                                               ===========       ===========

</TABLE>
<TABLE>

                                        Limited            General
                                        Partners           Partner              Total
                                     ------------        ------------        ------------
<CAPTION>
PARTNERS' EQUITY
----------------
<S>                                  <C>                 <C>                 <C>
Capital contributions, net of
 offering costs                      $ 40,518,631        $        100        $ 40,518,731
Net loss - prior years                (11,934,430)            (72,160)        (12,006,590)
Net loss - current year                  (157,477)             (1,591)           (159,068)
Cash distributions declared to
 date                                 (12,006,384)           (121,277)        (12,127,661)
Repurchase of Limited
 Partnership Units                     (2,573,069)                 --          (2,573,069)
                                     ------------        ------------        ------------

Balances at March 31, 2000           $ 13,847,271        $   (194,928)       $ 13,652,343
                                     ============        ============        ============

</TABLE>

* Reference is made to the audited financial statements in the Form 10-K as
  filed with the Commission on March 29, 2000.

The  accompanying  notes to financial  statements  are an integral part of these
statements.

                                       3

<PAGE>
<TABLE>


                               NTS-PROPERTIES VI,
                               ------------------
                         A Maryland Limited Partnership
                         ------------------------------

                            STATEMENTS OF OPERATIONS
                            ------------------------
<CAPTION>
                                              Three Months Ended
                                                    March 31,
                                        ------------------------------
                                                  (Unaudited)

                                           2000               1999
                                       -----------        -----------
REVENUES:
---------
<S>                                    <C>                <C>
 Rental income                         $ 2,451,461        $ 2,351,348
 Interest and other income                  12,315             11,574
 Gain on sale of assets                      5,188                 --
                                       -----------        -----------

                                         2,468,964          2,362,922
                                       ===========        ===========

EXPENSES:
---------
 Operating expenses                        592,348            822,612
 Operating expenses - affiliated           342,333            342,424
 Loss on disposal of assets                     72             16,042
 Interest expense                          632,543            472,309
 Management fees                           126,729            120,119
 Real estate taxes                         257,731            203,311
 Professional and administrative
  expenses                                  57,809             57,351
 Professional and administrative
  expenses - affiliated                     72,681             59,660
 Depreciation and amortization             545,786            451,785
                                       -----------        -----------

                                         2,628,032          2,545,613
                                       -----------        -----------


Net loss                               $  (159,068)       $  (182,691)
                                       ===========        ===========

Net loss allocated
 to the Limited Partners               $  (157,477)       $  (180,864)
                                       ===========        ===========

Net loss per Limited
 Partnership Unit                      $     (4.03)       $     (4.52)
                                       ===========        ===========

Weighted average number of
 Limited Partnership Units                  39,089             40,037
                                       ===========        ===========

</TABLE>

The accompanying notes to financial statements are an integral part of these
statements.

                                       4

<PAGE>
<TABLE>
                               NTS-PROPERTIES VI,
                               ------------------
                         A Maryland Limited Partnership
                         ------------------------------

                            STATEMENTS OF CASH FLOWS
                            ------------------------
<CAPTION>
                                                      Three Months Ended
                                                            March 31,
                                                ------------------------------
                                                         (Unaudited)

                                                    2000                1999
                                                -----------         ----------
CASH FLOWS FROM OPERATING ACTIVITIES
------------------------------------
<S>                                              <C>                <C>
Net loss                                         $ (159,068)        $ (182,691)
Adjustments to reconcile net loss
 to net cash provided by
 operating activities:
  Amortization of capitalized leasing costs          10,035                673
  Loss on disposal of assets                             72             16,042
  Gain on sale of assets                             (5,188)                --
  Depreciation and amortization                     545,786            451,785
  Changes in assets and liabilities:
   Cash and equivalents - restricted                (43,004)           (45,206)
   Accounts receivable                               45,533              7,562
   Other assets                                     (77,873)           (52,778)
   Accounts payable                                (506,215)           613,835
   Security deposits                                  2,960                664
   Other liabilities                                227,427            172,654
                                                 ----------         ----------

  Net cash provided by operating activities          40,465            982,540
                                                 ----------         ----------


CASH FLOWS FROM INVESTING ACTIVITIES
------------------------------------
Additions to land, buildings and amenities       (1,287,615)        (1,468,522)
                                                 ----------         ----------

  Net cash used in investing activities          (1,287,615)        (1,468,522)
                                                 ----------         ----------

CASH FLOWS FROM FINANCING ACTIVITIES
------------------------------------
Principal payments on mortgages payable            (260,721)          (281,479)
Proceeds from mortgage loan                       2,151,284          1,261,741
Cash distributions                                       --           (102,497)
Repurchase of Limited Partnership Units                  --           (262,500)
Cash and equivalents - restricted                   (38,000)            87,500
Additions to loan costs                             (18,431)           (16,042)
                                                 ----------         ----------

  Net cash provided by financing activities       1,834,132            686,723
                                                 ----------         ----------


  Net increase in cash and equivalents              586,982            200,741


CASH AND EQUIVALENTS, beginning of period                --            362,822
                                                 ----------         ----------

CASH AND EQUIVALENTS, end of period              $  586,982         $  563,563
                                                 ==========         ==========

Interest paid on a cash basis                    $  638,409         $  475,138
                                                 ==========         ==========
</TABLE>

The accompanying notes to financial statements are an integral part of these
statements.

                                       5

<PAGE>

                               NTS-PROPERTIES VI,
                               ------------------
                         A Maryland Limited Partnership
                         ------------------------------

                          NOTES TO FINANCIAL STATEMENTS
                          -----------------------------



The unaudited financial  statements and schedules included herein should be read
in  conjunction  with  the  Partnership's  1999  Form  10-K as  filed  with  the
Securities  Exchange Commission on March 29, 2000. 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 ended March 31, 2000 and 1999.

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.   Basis of Property and Depreciation
     ----------------------------------

     Land,   buildings  and  amenities  are  stated  at  historical  cost,  less
     accumulated  depreciation,  to the Partnership.  Costs directly  associated
     with  the  acquisition,  development  and  construction  of a  project  are
     capitalized.  Depreciation is computed using the straight-line  method over
     the  estimated  useful  lives of the  assets  which are 5-30 years for land
     improvements,  5-30 years for  buildings and  improvements,  5-30 years for
     amenities and the applicable lease term for tenant improvements.

     Statement of Financial Accounting Standards (SFAS) No. 121, "Accounting for
     the  Impairment  of  Long-Lived  Assets  and for  Long-Lived  Assets  to be
     Disposed Of," specifies  circumstances in which certain  long-lived  assets
     must be reviewed for impairment. If the carrying amount of an asset exceeds
     the sum of its expected future cash flows,  the asset's carrying value must
     be written  down to fair value.  Application  of this  standard  during the
     periods  ended  March 31,  2000 and 1999 did not  result in any  impairment
     loss.

3.   Concentration of Credit Risk
     ----------------------------

     The  Partnership  owns and  operates,  either  wholly  or  through  a joint
     venture,   residential  rental  properties,  all  of  which  are  apartment
     complexes,  in Kentucky (Louisville and Lexington),  Indiana (Indianapolis)
     and Florida  (Orlando).  The Partnership also owns and operates,  through a
     joint  venture,  a  commercial  rental  property in  Louisville,  Kentucky.
     Substantially  all of the tenants are local  businesses  or are  businesses
     which have operations in the Louisville area.

                                       6

<PAGE>

4.   Reclassifications of 1999 Financial Statements
     ----------------------------------------------

     Certain  reclassifications  have been made to the March 31, 1999  financial
     statements   to  conform  with  March  31,  2000   classifications.   These
     reclassifications have no effect on previously reported operations.

5.   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 purchase of Limited  Partnership  Units
     through  tender  offers  (See  Notes to  Financial  Statements  "7.  Tender
     Offer").

6.   Mortgages Payable
     -----------------

     Mortgages payable consist of the following:

                                                March 31,           December 31,
                                                   2000                 1999
                                               ------------          -----------
     Mortgage payable with an insurance
     company,  bearing interest at 7.74%,
     due October 15, 2012, secured by
     certain land, buildings and
     amenities.                               $ 11,968,856          $ 11,186,637


     Mortgage payable with an insurance
     company,  bearing interest at 7.32%,
     due October 15, 2012, secured by
     certain land, buildings and
     amenities.                                  7,675,013             7,767,882


     Mortgage  payable with an  insurance
     company,  bearing  interest at 7.43%,
     until  February 2, 2000 when the loan
     was  refinanced.  The  interest  rate
     after February 2, 2000 is 7.57%, due
     May 15, 2009, secured by certain land,
     buildings and amenities.                    8,941,680             7,677,179

     Mortgage payable with an insurance
     company,  bearing interest at 7.38%,
     due December 5, 2012, secured by
     certain land, buildings and
     amenities.                                  2,568,048             2,598,146

                            (Continued on next page)

                                       7

<PAGE>
6.   Mortgages Payable - Continued
     -----------------------------

                                                March 31,           December 31,
                                                  2000                 1999
                                               ------------          -----------
     Note payable to a bank,
     currently bearing interest at
     the Euro-Rate plus 225 basis
     points, due June 23, 2002,
     secured by certain land,
     buildings and amenities.  At
     March 31, 2000, the interest
     rate was approximately 8.125%.           $  2,298,001          $  2,298,001


     Mortgage payable with an insurance
     company,  bearing interest at 7.38%,
     due December 5, 2012, secured by
     certain land, buildings and
     amenities.                                  1,712,033             1,732,098

     Note  payable to a bank,  bearing
     interest at the Prime Rate + 1%,
     due June 14, 2001, secured by
     certain land, buildings and amenities.
     At March 31, 2000, the interest
     rate was 10.0%.                                39,375                52,500
                                              ------------          ------------

                                              $ 35,203,006          $ 33,312,443
                                              ============          ============

     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  $34,583,000.

     The mortgage payable with an outstanding balance of $11,968,856 as of March
     31, 2000 has an additional availability of $231,144. The proceeds are being
     used to fund the construction of Park Place Apartments Phase III (See Notes
     to Financial Statements "9. Commitments and Contingencies").

     On February 2, 2000, the Partnership  obtained additional  financing in the
     amount of $1,369,064 by  re-financing an existing loan secured by the land,
     buildings and amenities of Golf Brook Apartments.  The refinancing resulted
     in an increase in the interest rate from 7.43% to 7.57%.  The maturity date
     remained the same (May 15, 2009).

7.   Tender Offer
     ------------

     On March 24,  2000,  the  Partnership  and ORIG,  LLC, an  affiliate of the
     Partnership  (the  "bidders"),  filed a tender  offer (the  "Fourth  Tender
     Offer") with the  Securities and Exchange  Commission,  commencing on March
     27, 2000, to purchase up to 200 of the  Partnership's  Limited  Partnership
     Units  at a price of $380  per  Unit as of the  date of the  Fourth  Tender
     Offer.   Approximately   $94,000   ($76,000  to  purchase  200  Units  plus
     approximately $18,000 for expenses associated with the Fourth Tender Offer)
     is required to purchase all 200 Units. The Fourth Tender Offer

                                       8

<PAGE>

7.   Tender Offer - Continued
     ------------------------

     stated that the Partnership  will purchase the first 100 Units tendered and
     will fund its purchase and its portion of the expenses  from cash flow from
     operations.  If more than 100 Units are tendered,  ORIG, LLC. will purchase
     up to an additional  100 Units.  If more than 200 Units are  tendered,  the
     bidders  may choose to acquire  the  additional  Units on a pro rata basis.
     Units that are acquired by the Partnership will be retired.  Units that are
     acquired  by  ORIG,  LLC.  will  be  held  by  it.  The  General   Partner,
     NTS-Properties  Associates VI, does not intend to participate in the Fourth
     Tender  Offer.  The Fourth Tender Offer will expire on June 27, 2000 unless
     extended.

8.   Related Party Transactions
     --------------------------

     Pursuant to an agreement with the Partnership,  property management fees of
     $126,729  and  $120,119 for the three months ended March 31, 2000 and 1999,
     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.  Also  pursuant to an  agreement,  NTS  Development  Company will
     receive a repair and  maintenance fee equal to 5.9% of costs incurred which
     relate to capital  improvements  and major repair and renovation  projects.
     The Partnership  incurred repair and maintenance fees of $14,177 and $8,092
     during the three  months ended March 31, 2000 and 1999,  respectively.  The
     Partnership  was also charged the  following  amounts from NTS  Development
     Company for the three months  ended March 31, 2000 and 1999,  respectively.
     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.

                                                       Three Months Ended
                                                           March 31,
                                                   --------------------------

                                                       2000          1999
                                                   ----------      ----------

         Administrative                            $  149,402      $   72,777
         Property Management                          218,683         257,307
         Leasing                                       48,593          76,259
         Construction Management                       22,654         128,245
         Other                                          3,125           8,926
                                                   ----------      ----------

                                                   $  442,457      $  543,514
                                                   ==========      ==========

     On February 7, 2000, ORIG, LLC. (the  "Affiliate")  purchased  Interests in
     the  Partnership  pursuant to an Agreement,  Bill of Sale and Assignment by
     and  among  the  Affiliate  and  four  investors  in the  Partnership.  The
     Affiliate   purchased  675  Interests  in  the   Partnership  for  a  total
     consideration  of $281,128 or an average  price of $416 per  Interest.  The
     Affiliate  paid  these   investors  a  premium  above  the  purchase  price
     previously  offered for Interests  pursuant to prior tender offers  because
     this  purchase  allowed the  Affiliate to purchase  substantial  numbers of
     Interests without incurring the significant expenses involved with a tender
     offer and multiple transfers.

                                       9

<PAGE>

9.   Commitments and Contingencies
     -----------------------------

     The  Partnership,  as an  owner  of real  estate,  is  subject  to  various
     environmental  laws of federal  and local  governments.  Compliance  by the
     Partnership with existing laws has not had a material adverse effect on the
     Partnership's  financial condition and results of operations.  However, the
     Partnership cannot predict the impact of new or changed laws or regulations
     on its  current  properties  or on  properties  that it may  acquire in the
     future.

     The Partnership does not believe there is any litigation threatened against
     the Partnership other than routine  litigation  arising out of the ordinary
     course of business  some of which is  expected to be covered by  insurance,
     none of which is  expected  to have a material  effect on the  consolidated
     financial statements of the Partnership except as discussed herein.

     The Partnership  began the  construction of Park Place Apartments Phase III
     (152 units) during 1999 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  construction  cost of the  project  will be
     $11,000,000.  Construction  costs  will  be  funded  by  loan  proceeds  of
     $7,200,000  from a mortgage  loan obtained  during 1997 and cash  reserves.
     Through  March 31,  2000,  approximately  $10,724,000  of the cost has been
     incurred.

     As of March 31, 2000,  12 buildings  (138 units) out of 13 (152 units),  at
     Park Place  Apartments  Phase III, have been certified for occupancy.  As a
     result of units being turned over,  approximately  $9,942,000  of the total
     estimated  construction  costs  of  $11,000,000  has  been  reclassed  from
     construction in progress to land, buildings and amenities, net.

     The  Partnership  is also in the final process of renovating  the community
     clubhouse at Park Place  Apartments,  Golf Brook  Apartments and Sabal Park
     Apartments.  It  is  estimated  that  the  aggregate  cost  for  all  three
     renovations  will  be  approximately  $800,000.  Through  March  31,  2000,
     approximately  $510,000 of the cost has been incurred.  The  Partnership is
     funding the renovations partly from cash flow from operations,  partly from
     financing in the amount of $2,500,000 (remaining proceeds were used to fund
     a portion of the capital  expenditures at Park Place  Apartments  Phase III
     and Plainview Point III Office Center), which is secured by Plainview Point
     III Office Center,  and partly from  additional  financing in the amount of
     $1,369,064 on the loan secured by Golf Brook Apartments (remaining proceeds
     will be used to fund a portion of the  capital  expenditures  at Park Place
     Apartments Phase III and normal operating costs for the Partnership).

     The  Partnership  plans  to  replace  the  roofs at both  the  Willow  Lake
     Apartments (26 buildings) and Park Place  Apartments Phase I (24 buildings)
     all  of  which  were  installed   using  shingles   produced  by  a  single
     manufacturer.  The shingles  appear to contain  defects which may cause the
     roofs  to fail  before  the end of  their  expected  useful  lives.  As the
     manufacturer has declared bankruptcy, the Partnership does not expect to be
     able to recover any of the costs of the roof replacements.  The Partnership
     does  not  have  sufficient  working  capital  to  make  all  of  the  roof
     replacements at once and intends to make the replacements  over the next 36
     months.  The total cost of  replacing  all of the roofs is  estimated to be
     $1,000,000 ($20,000 per building).

     Such demand as discussed  above will be managed by the General  Partner via
     funds from operations or additional borrowings secured by the Partnership's
     properties.  There can be no guarantee that such funds will be available at
     which  time the  General  Partner  will  manage  the  demand  on  liquidity
     according to the best interest of the Partnership.

                                       10

<PAGE>

9.   Commitments and Contingencies - Continued
     -----------------------------------------

     The Partnership has been sued by Elder Construction and Associates, Inc. in
     Jefferson Circuit Court,  Louisville,  Kentucky,  in a lawsuit styled Elder
                                                                           -----
     Construction  &  Associates,  Inc.  V. NTS  Development  Company,  Frontier
     ---------------------------------------------------------------------------
     Insurance  Company,  NTS-Properties  VI, a  Maryland  limited  partnership,
     ---------------------------------------------------------------------------
     NTS-Properties Associates VI, and NTS Capital Corporation. All of the named
     ---------------------------------------------------------
     NTS entities are represented by Middleton and Reutlinger, a local law firm.

     Elder  Construction was hired to be the framing  subcontractor with respect
     to certain improvements at Phase III of Park Place Apartments in Lexington,
     Kentucky.  After being  removed from the job for its failure to provide its
     services in a professional,  diligent and workmanlike  manner,  a complaint
     was filed on behalf of Elder Construction in November 1999, alleging, inter
                                                                           -----
     alia,  breach of contract.  The complaint  requested  judgment  against the
     ----
     defendants in the amount of $233,122 plus interest and other relief against
     the defendants.

     The Partnership and the other  defendants have answered the complaint,  and
     have asserted  counterclaims  against the plaintiff for, inter alia, breach
                                                              ----------
     of contract.  Discovery is proceeding, but because the case is in the early
     discovery  phase an outcome cannot be predicted at present.  The principals
     of the NTS  defendants  have  indicated  that  the  suit  brought  by Elder
     Construction  is without merit and will be vigorously  defended,  including
     the   prosecution  by  the  defendants  of   counterclaims   against  Elder
     Construction.  No  amounts  have  been  provided  for in  the  accompanying
     statements regarding this matter.

10.  Segment Reporting
     -----------------

     The Partnership's  reportable  operating  segments include  residential and
     commercial real estate operations. The residential operations represent the
     Partnership's   ownership  and  operating  results  relative  to  apartment
     complexes  known as Willow Lake,  Park Place Phase I, Park Place Phase III,
     Sabal  Park  and  Golf  Brook.  The  commercial  operations  represent  the
     Partnership's   ownership  and  operating   results  relative  to  suburban
     commercial office space known as Plainview Point III Office Center.

     The financial information of the operating segments has been prepared using
     a management  approach,  which is  consistent  with the basis and manner in
     which the Partnership's management internally reports financial information
     for  the  purposes  of  assisting  in  making  operating   decisions.   The
     Partnership  evaluates  performance based on stand-alone  operating segment
     net income.

<TABLE>

                                           Three Months Ended March 31, 2000
                                      -------------------------------------------
                                      Residential      Commercial           Total
                                      -----------       ----------       ----------
<S>                                    <C>              <C>              <C>
Rental income                          $2,264,694       $  186,767       $2,451,461
Interest and other income                  11,045              689           11,734
Gain on sale of assets                      5,188               --            5,188
                                       ----------       ----------       ----------

Total net revenues                     $2,280,927       $  187,456       $2,468,383
                                       ==========       ==========       ==========

Operating expenses and
 operating expenses - affiliated          853,598           81,083          934,681
Loss on disposal of assets                     72               --               72
Management fees                           115,264           11,465          126,729
Real estate taxes                         249,488            8,243          257,731
Interest expense                          219,125               --          219,125
Depreciation and amortization             466,342           46,712          513,054
                                       ----------       ----------       ----------

Net income                             $  377,038       $   39,953       $  416,991
                                       ==========       ==========       ==========

</TABLE>

                                       11

<PAGE>

10.  Segment Reporting - Continued
     -----------------------------

<TABLE>
                                           Three Months Ended March 31, 2000
                                      -------------------------------------------
                                      Residential       Commercial         Total
                                      -----------       ----------       ----------
<S>                                    <C>              <C>              <C>
Rental income                          $2,171,583       $  179,765       $2,351,348
Interest and other income                  10,673              312           10,985
                                       ----------       ----------       ----------

Total net revenues                     $2,182,256       $  180,077       $2,362,333
                                       ==========       ==========       ==========

Operating expenses and
 operating expenses - affiliated        1,081,892           83,144        1,165,036
Loss on disposal of assets                 16,042               --           16,042
Management fees                           107,389           12,730          120,119
Real estate taxes                         195,037            8,274          203,311
Depreciation and amortization             382,816           37,174          419,990
                                       ----------       ----------       ----------

Net income                             $  399,080       $   38,755       $  437,835
                                       ==========       ==========       ==========

</TABLE>

A  reconciliation  of the totals  reported  for the  operating  segments  to the
applicable  line items in the  consolidated  financial  statements for the three
months ended March 31, 2000 and 1999 is necessary given amounts  recorded at the
Partnership  level and not  allocated to the operating  properties  for internal
reporting purposes.

<TABLE>
                                                          Three Months Ended
                                                              March 31,
                                                    ------------------------------
                                                       2000                1999
                                                    -----------        -----------
NET REVENUES
------------
<S>                                               <C>              <C>
Total revenues for reportable segments              $ 2,468,383        $ 2,362,333
Other income for Partnership                            338,516            186,326
Eliminations                                           (337,935)          (185,737)
                                                    -----------        -----------
Total consolidated net revenues                     $ 2,468,964        $ 2,362,922
                                                    ===========        ===========

INTEREST EXPENSE
----------------
Total interest expense for reportable
 segments                                           $   219,125        $        --
Total interest expense for Partnership                  413,418            472,309
                                                    -----------        -----------

Total interest expense                              $   632,543        $   472,309
                                                    ===========        ===========

DEPRECIATION AND AMORTIZATION
-----------------------------
Total depreciation and amortization for
 reportable segments                                $   513,054        $   419,990
Depreciation and amortization for Partnership            32,732             31,795
                                                    -----------        -----------

Total depreciation and amortization                 $   545,786        $   451,785
                                                    ===========        ===========

NET INCOME (LOSS)
-----------------
Total net income for reportable segments            $   416,991        $   437,835
Net loss for Partnership                               (238,124)          (434,789)
Eliminations                                           (337,935)          (185,737)
                                                    -----------        -----------

Total net loss                                      $  (159,068)       $  (182,691)
                                                    ===========        ===========

</TABLE>

                                       12

<PAGE>

11.  Subsequent Event
     ----------------

     Subsequent to March 31, 2000, the Partnership  obtained a commitment from a
     bank to increase a loan (current balance of $2,298,001)  secured by certain
     land,  buildings and  amenities of Plainview  Point III Office  Center,  by
     $500,000.  The  agreement  will change the stated  principal  payment  from
     $31,000 to $37,000  which will begin on July 1, 2000.  The maturity date of
     June 23, 2002 will not change.





















                                       13

<PAGE>

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

Management's  Discussion  and  Analysis of  Financial  Condition  and Results of
Operations  ("MD&A") is  structured  in four major  sections.  The first section
provides  information  related to  occupancy  levels and rental and other income
generated  by the  Partnership's  properties.  The  second  analyzes  results of
operations on a consolidated basis. The final sections address consolidated cash
flows and  financial  condition.  A  discussion  of  certain  market  risks also
follows.  MD&A should be read in  conjunction  with the Financial  Statements in
Item 1 and the Cautionary Statements below.

Cautionary Statements
---------------------

Some  of  the  statements  included  in  this  Item 2 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.

Any  forward-looking  statements  included in MD&A, 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 those  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  apartments  complexes.  If a major  commercial
tenant or a large  number of  apartment  lessees  default on their  leases,  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.

                                       14

<PAGE>

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

The  occupancy  levels at the  Partnership's  properties  as of March 31 were as
follows:

                                                      2000              1999
                                                 --------------     ------------
Wholly-owned Properties
-----------------------

Sabal Park Apartments                                    99%              98%

Park Place Apartments Phase I                            84%              83%

Willow Lake Apartments                                   87%              77%

Park Place Apartments Phase III (1)                      47%              N/A


Property Owned in Joint Venture with
------------------------------------
NTS-Properties IV (Ownership % at March 31, 2000)
-------------------------------------------------

Golf Brook Apartments (96.03%) (2)                       91%              96%

Plainview Point III Office Center (95.04%)(2)            87%              93%


1)   Park Place Phase III had 55 units  available for lease at March 31, 2000 of
     which 26 were leased.

2)   In the opinion of the General Partner of the  Partnership,  the decrease in
     occupancy  is  only a  temporary  fluctuation  and  does  not  represent  a
     permanent downward occupancy trend.

The average  occupancy levels at the  Partnership's  properties during the three
months ended March 31 were as follows:

                                                        Three Months
                                                            Ended
                                                           March 31,
                                               ---------------------------------
                                                    2000               1999
                                               --------------     --------------
Wholly-owned Properties
-----------------------

Sabal Park Apartments                                98%                96%

Park Place Apartments Phase I                        87%                83%

Willow Lake Apartments                               86%                77%

Park Place Apartments Phase III (1)                  N/A                N/A

Property Owned in Joint Venture with
------------------------------------
NTS-Properties IV  (Ownership % at March 31, 2000)
--------------------------------------------------

Golf Brook Apartments (96.03%) (2)                   94%                95%

Plainview Point III Office Center (95.04%) (2)       87%                92%

1)   Average occupancy is not applicable for Park Place Apartments Phase III due
     to the fact that the units are being  turned over for leasing at  different
     times.  As of March 31,  2000 only 55 units out of 152 were  available  for
     leasing.

2)   In the opinion of the General Partner of the  Partnership,  the decrease in
     average occupancy is only a temporary  fluctuation and does not represent a
     permanent downward occupancy trend.

                                       15

<PAGE>

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

Rental and other income generated by the Partnership's  properties for the three
months ended March 31, 2000 and 1999 was as follows:

                                                      Three Months Ended
                                                           March 31,
                                              ----------------------------------
                                                  2000                 1999
                                              --------------      --------------
Wholly-owned Properties
-----------------------

Sabal Park Apartments                              $477,855             $459,638

Park Place Apartments Phase I                      $447,739             $448,513

Willow Lake Apartments                             $562,921             $555,375

Park Place Apartments Phase III                    $ 62,425                N/A

Property Owned in Joint Venture with
-------------------------------------
NTS-Properties IV (Ownership % at March 31, 2000)
-------------------------------------------------

Golf Brook Apartments (96.03%)                     $729,987             $718,728

Plainview Point III Office Center (95.04%)         $187,456             $180,077


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

The following is an analysis of material  changes in results of  operations  for
the periods  ending March 31, 2000 and 1999.  Items that did not have a material
impact on operations  for the periods  listed above have been excluded from this
discussion.

Rental income increased  approximately $100,000 or 4% for the three months ended
March 31, 2000,  as compared to the same period in 1999.  The increase in rental
income  was  primarily  a  result  of  rental  income  collected  at Park  Place
Apartments  Phase  III (Park  Place  Apartments  Phase III was not in  operation
during the three months ended March 31, 1999), and increased  average  occupancy
at  Willow  Lake  Apartments,  Park  Place  Apartments  Phase I and  Sabal  Park
Apartments.  The increase is partially offset by decreased  average occupancy at
Plainview Point III Office Center and Golf Brook Apartments.

Period-ending occupancy percentages represent occupancy only on a specific date;
therefore,  the above analysis considers average occupancy  percentages that are
representative of the entire year's results.

Operating expenses decreased  approximately $230,000 or 28% for the three months
ended March 31, 2000,  as compared to the same period in 1999,  primarily due to
the following:  1) decreased exterior repairs (wood replacement and painting) at
Golf Brook  Apartments and Sabal Park  Apartments,  2) decreased  landscaping at
Sabal Park Apartments, and 3) decreased garage repairs at Golf Brook Apartments.
The  decrease  is  partially  offset  by: 1)  expenses  incurred  by Park  Place
Apartments  Phase  III (Park  Place  Apartments  Phase III was not in  operation
during the three months ended March 31, 1999), mainly landscaping, utilities and
advertising, 2) increased floor covering, interior painting and wallcovering and
interior  repairs at Willow Lake  Apartments,  3) increased wood  replacement at
Park Place  Apartments  Phase I, and 4) increased  appliance costs at Sabal Park
Apartments.

                                       16

<PAGE>

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

The 1999 loss on disposal of assets can be attributed to Sabal Park  Apartments.
The loss is the result of a signage replacement project.

Interest expense  increased  approximately  $160,000 or 34% for the three months
ended March 31, 2000, as compared to the same period in 1999, as a result of the
Partnership's  increasing debt level as a result of the following: 1) draws made
on the Park  Place  Apartments  Phase I and III  loan  (outstanding  balance  of
$11,968,856  at March  31,  2000),  2)  additional  financing  in the  amount of
$1,369,064  obtained on the loan secured by Golf Brook  Apartments  (outstanding
balance of $8,941,680 at March 31, 2000),  and 3) draws made on the loan secured
by Plainview Point III Office Center (outstanding balance of $2,298,001 at March
31, 2000). The increase in debt level is partially offset by principal  payments
made.

Real estate taxes  increased  approximately  $54,000 or 27% for the three months
ended March 31, 2000,   as compared to the same period in 1999,  primarily  as a
result of the following:  1) real estate taxes accrued for Park Place Apartments
Phase III (Park Place Apartments Phase III was not in operation during the three
months ended March 31,  1999),  and 2) increased  estimated  property  taxes for
Willow Lake Apartments,  and increased  assessments at Golf Brook Apartments and
Sabal Park Apartments.

Professional and administrative  expenses - affiliated  increased  approximately
$13,000 or 22% for the three  months  ended March 31,  2000,  as compared to the
same period in 1999,  primarily as a result of increased  finance and accounting
salary costs due to changes in staff. 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,  on
behalf of the Partnership.

Depreciation expense increased approximately $94,000 or 21% for the three months
ended March 31,  2000,  as compared to the same period in 1999,  primarily  as a
result of the  following:  1)  capitalization  of a large  portion of Park Place
Apartments Phase III's construction costs (approximately  $9,942,000), 2) tenant
finish and common area replacements at Plainview Point III Office Center, net of
retirements,  and  3)  building  improvements  and  fitness  equipment,  net  of
retirements,  at Golf Brook  Apartments,  Sabal Park  Apartments  and Park Place
Apartments  Phase I. The  increase  is  partially  offset by  original  land and
building  improvements and amenities at the Partnership's  underlying properties
becoming fully depreciated.

Depreciation  is computed  using the  straight-line  method  over the  estimated
useful  lives of the assets  which are 10-30 years for land  improvements,  5-30
years  for  buildings  and  improvements,  5-30  years  for  amenities  and  the
applicable  lease  term  for  tenant  improvements.  The  aggregate  cost of the
Partnership's properties for Federal tax purposes is approximately $62,358,000.

                                       17

<PAGE>

Consolidated Cash Flows and Financial Condition
-----------------------------------------------

Cash flows provided by (used in):

                                               2000                     1999
                                            -----------             -----------
Operating activities                        $    40,465             $   982,540
Investing activities                         (1,287,615)             (1,468,522)
Financing activities                          1,834,132                 686,723
                                            -----------             -----------

Net increase in cash and equivalents        $   586,982             $   200,741
                                            ===========             ===========


Net cash provided by operating  activities decreased  approximately  $942,000 or
96% for the three months ended March 31, 2000, as compared to the same period in
1999.  The  decrease in net cash  provided by  operating  activities  was driven
primarily by a decrease in accounts payable.

The  decrease in net cash used in investing  activities  during the three months
ended March 31,  2000,  was  primarily  due to  decreased  capital  expenditures
(construction of Park Place Apartments Phase III is in its final stage).

The  increase in net cash  provided  by  financing  activities  during the three
months ended March 31,  2000,  was  primarily  due to  increased  proceeds  from
mortgage loans (draws on Park Place Apartments Phase III loan, draws on the loan
secured by Plainview  Point III Office  Center and the  refinancing  of the loan
secured by Golf Brook Apartments) and decreased cash distributions.

On March 21, 2000, the Partnership  notified its Limited  Partners that it would
be  suspending  distributions  starting  January  1,  2000.  The  suspension  is
necessary due to significant capital  improvements  essential to maintaining the
buildings and facilities  owned by the  Partnership  at Willow Lake  Apartments,
Park Place Apartments Phase I, Sabal Park Apartments and Golf Brook Apartments.

The  Partnership's  cash  position  will be  evaluated  on an  ongoing  basis to
determine when resumption of distributions is appropriate.

The  Partnership  used cash flow  from  operations  and cash on hand to pay a 1%
(annualized) distribution of $100,604 for the three months ended March 31, 1999.
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 these distributions.

                                       18

<PAGE>

Consolidated Cash Flows and Financial Condition - 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
three months ended March 31, 2000 and 1999. These  distributions  were funded by
cash flow derived from operating activities.

                          Net Income             Cash
                            (Loss)           Distributions         Return of
                          Allocated            Declared             Capital
                          ---------            --------             -------
Limited Partners:
        2000             $(157,477)          $      --             $     --
        1999              (180,864)             99,598               99,598


General Partner:
        2000             $  (1,591)          $      --             $     --
        1999                (1,827)              1,006                1,006


The demand on future  liquidity has increased as a result of the construction of
Park Place  Apartments Phase III (152 units) on the 15 acres of land adjacent to
the existing  Park Place  Apartments  in  Lexington,  Kentucky.  It is currently
estimated that the construction cost of the project will be $11,000,000. Through
March 31, 2000,  approximately  $10,724,000  of the  construction  cost has been
incurred.  Construction  costs will be funded by $7,200,000 of loan proceeds and
cash  reserves.  As of March 31, 2000,  $231,144 is  available  on the  mortgage
payable for construction costs.

As of March 31, 2000,  12 buildings  (138 units) out of 13 (152 units),  at Park
Place  Apartments  Phase III, have been certified for occupancy.  As a result of
units  being  turned  over,  approximately  $9,942,000  of the  total  estimated
construction  costs of  $11,000,000  has been  reclassed  from  construction  in
progress to land, buildings and amenities, net.

The  Partnership  is also in the  final  process  of  renovating  the  community
clubhouse  at Park  Place  Apartments,  Golf  Brook  Apartments  and Sabal  Park
Apartments.  It is estimated that the aggregate  cost for all three  renovations
will be approximately $800,000.  Through March 31, 2000,  approximately $510,000
of the cost has been incurred. The Partnership is funding the renovations partly
from  cash  flow  from  operations,  partly  from  financing  in the  amount  of
$2,500,000  (remaining  proceeds  were  used to fund a  portion  of the  capital
expenditures at Park Place  Apartments  Phase III and Plainview Point III Office
Center),  which is secured by Plainview Point III Office Center, and partly from
additional  financing  in the amount of  $1,369,064  on the loan secured by Golf
Brook  Apartments  (remaining  proceeds  will be used to fund a  portion  of the
capital  expenditures at Park Place  Apartments  Phase III and normal  operating
costs for the Partnership).

The  Partnership  plans to replace the roofs at both the Willow Lake  Apartments
(26  buildings)  and Park Place  Apartments  Phase I (24 buildings) all of which
were installed using shingles  produced by a single  manufacturer.  The shingles
appear to contain  defects  which may cause the roofs to fail  before the end of
their

                                       19

<PAGE>

Consolidated Cash Flows and Financial Condition - Continued
-----------------------------------------------------------

expected  useful  lives.  As  the  manufacturer  has  declared  bankruptcy,  the
Partnership  does not expect to be able to recover  any of the costs of the roof
replacements.  The Partnership does not have sufficient  working capital to make
all of the roof  replacements at once and intends to make the replacements  over
the next 36 months. The total cost of replacing all of the roofs is estimated to
be $1,000,000 ($20,000 per building).

In the next 12 months,  the demand on future  liquidity is also  anticipated  to
increase as the  Partnership  continues  its efforts in the leasing of Plainview
Point III Office  Center.  At this time,  the future  leasing and tenant  finish
costs,  which will be required to renew the  current  leases that expire  during
2000 or obtain new tenants, are unknown.

On  March  24,  2000,  the  Partnership  and  ORIG,  LLC,  an  affiliate  of the
Partnership (the  "bidders"), filed a tender offer  (the "Fourth  Tender Offer")
with the  Securities and Exchange  Commission,  commencing on March 27, 2000, to
purchase up to 200 of the Partnership's  limited partnership Units at a price of
$380 per Unit as of the date of the Fourth Tender Offer.  Approximately  $94,000
($76,000  to  purchase  200  Units  plus  approximately   $18,000  for  expenses
associated  with the Fourth Tender Offer) is required to purchase all 200 Units.
The Fourth Tender Offer stated that the Partnership  will purchase the first 100
Units  tendered and will fund its purchase and its portion of the expenses  from
cash flow from operations.  If more than 100 Units are tendered, ORIG, LLC. will
purchase up to an additional 100 Units. If more than 200 Units are tendered, the
bidders may choose to acquire the  additional  Units on a pro rata basis.  Units
that are acquired by the Partnership will be retired. Units that are acquired by
ORIG, LLC. will be held by it. The General  Partner,  NTS-Properties  Associates
VI, does not intend to participate in the Fourth Tender Offer. The Fourth Tender
Offer will expire on June 27, 2000 unless extended.

In an effort to continue to improve occupancy at the  Partnership's  residential
properties,  the Partnership has an on-site leasing staff,  who are 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,  who are employees of NTS  Development  Company,
located in Louisville, Kentucky. The leasing agents 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.  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.

                                       20

<PAGE>

Year 2000
---------

During  1999,  all  divisions  of  NTS  Corporation,   including  NTS-Properties
Associates  VI, the  General  Partner of the  Partnership,  reviewed  the effort
necessary  to  prepare  NTS'  information   systems  (IT)  and   non-information
technology  with embedded  technology  (ET) for the Year 2000.  The  information
technology  solutions  were  addressed  separately  for the Year 2000  since the
Partnership  saw the need to move to more  advanced  management  and  accounting
systems made  available by new technology  and software  development  during the
decade of the  1990's.  NTS'  property  management  staff  surveyed  vendors  to
evaluate  embedded  technology in its alarm systems,  HVAC  controls,  telephone
systems and other computer associated  facilities.  Some equipment was replaced,
while others had circuitry upgrades.

In 1999, the PILOT software system,  purchased in the early 1990's, was replaced
by a windows based network system both for NTS' headquarter  functions and other
locations.  The real estate accounting system developed,  sold, and supported by
the Yardi Company of Santa  Barbara,  California  was selected to replace PILOT.
This system was fully  implemented and operational as of December 31, 1999. NTS'
system for  residential  apartment  locations was converted to GEAC's Power Site
System  earlier in 1998.  There  have been no Year 2000  related  problems  with
either system.

The cost of these advances in NTS' systems  technology are not all  attributable
to the Year 2000 issue  since NTS had already  identified  the need to move to a
network based system regardless of the Year 2000. The Partnership's share of the
of the costs  involved  were  approximately  $19,000  in 1998 and  approximately
$81,000  in  1999.  These  costs  include  primarily  the  purchase,  lease  and
maintenance of hardware and software.

At the date of this filing the  Partnership  did not experience any  significant
operating issues relative to the Year 2000 issue. Despite diligent  preparation,
unanticipated  third-party  failures,  inability of the Partnership's tenants to
pay rent when due,  more general  public  infrastructure  failures or failure of
NTS' remediation  efforts as planned could have a material adverse impact on the
Partnership's  results of operations,  financial conditions and/or cash flows in
2000 and beyond.

Item 3.  Quantitative and Qualitative Disclosures About Market Risk
         ----------------------------------------------------------

The Partnership's primary risk exposure with regards to financial instruments is
changes in interest  rates.  All of the  Partnership's  debt bears interest at a
fixed rate with the exception of the $2,298,001 note payable that bears interest
at the  Euro-Rate  plus 225 basis point and the $39,375  note payable that bears
interest at the Prime Rate + 1%. At March 31,  2000,  a  hypothetical  100 basis
point  increase  in  interest  rates  would  result  in  approximately   $23,400
additional annual interest expense and an approximately $930,000 decrease in the
fair value of debt.

                                       21

<PAGE>

PART II. OTHER INFORMATION
         -----------------

Item 3.  Defaults upon Senior Securities
         -------------------------------
         None.

Item 5.  Other Information
         -----------------
         None.

Item 6.  Exhibits and Reports on Form 8-K
         --------------------------------
         (a) Exhibits:

             Exhibit 27. Financial Data Schedule

         (b) Reports on Form 8-K:

             None.

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

                                       22

<PAGE>

                                   SIGNATURES
                                   ----------

Pursuant  to the  requirements  of the  Securities  Exchange  Act of 1934,  NTS-
Properties  VI,  Ltd.  has duly caused this report to be signed on its behalf by
the undersigned, thereunto duly authorized.


                                               NTS-PROPERTIES VI, LTD.
                                       -----------------------------------------
                                          A Maryland Limited Partnership
                                                    (Registrant)

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

                                       /s/ Gregory A. Wells
                                       -----------------------------------------
                                       Gregory A. Wells
                                       Senior Vice President and
                                       Chief Financial Officer of
                                       NTS Capital Corporation



Date: May 12, 2000















                                       23