SECURITIES AND EXCHANGE COMMISSION

                          Washington, D.C. 20549

                                 FORM 10-Q

/_x_/     Quarterly report pursuant to section 13 or 15(d) of the
          Securities Exchange Act of 1934.

For the quarterly period ended September 30, 2005

/___/     Transition report pursuant to Section 13 or 15(d) of the
          Securities Act of 1934

for the transition period from ______________ to ________________.

Commission File Number 2-96364



DSI REALTY INCOME FUND IX, A California Limited Partnership
(Exact name of registrant as specified in its charter)

California_______________________________________33-0103989
(State or other jurisdiction of              (I.R.S. Employer
incorporation)                               Identification No.)


          6700 E. Pacific Coast Hwy., Long Beach, California 90803
           (Address of principal executive offices)    (Zip Code)


Registrant's telephone number, including area code-(562)493-8881

_________________________________________________________________
Former name, former address and former fiscal year, if changed
since last report.



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

PART I - FINANCIAL INFORMATION

Item 1.  Financial Statements.

DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)


CONSOLIDATED BALANCE SHEETS(UNAUDITED)
SEPTEMBER 30, 2005 AND DECEMBER 31, 2004


                                        September 30,     December 31,
                                            2005             2004
ASSETS

CASH AND CASH EQUIVALENTS                $  482,241       $  486,736

PROPERTY, NET                             3,325,595        3,670,725

OTHER ASSETS                                 93,281           81,403
                                         ----------       ----------
TOTAL                                    $3,901,117       $4,238,864
                                         ==========       ==========

LIABILITIES AND PARTNERS' EQUITY

LIABILITIES

Distribution to Partners                 $  232,523       $  310,030
Capital lease obligation                    154,638          195,138
Other liabilities                           383,753          341,066
                                         ----------       ----------
                                            770,914          846,234
                                         ----------       ----------
MINORITY INTEREST IN
  REAL ESTATE JOINT VENTURE                 182,061          179,703


PARTNERS' EQUITY (DEFICIT):
     General Partners                      (107,960)        (105,312)
     Limited Partners                     3,056,102        3,318,239
                                         ----------       ----------
  Total partners' equity                  2,948,142        3,212,927
                                         ----------       ----------
TOTAL                                    $3,901,117       $4,238,864
                                         ==========       ==========

See accompanying notes to consolidated financial statements.

CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2005 AND 2004


                                       September 30,    September 30,
                                           2005             2004
REVENUES:

Rental                                   $  736,887       $  661,370
                                         ----------       ----------
EXPENSES:

Operating                                   450,351          400,896
General and administrative                   41,103           41,761
                                         ----------       ----------
     Total expenses                         491,454          442,657
                                         ----------       ----------
OPERATING INCOME                            245,433          218,713

OTHER INCOME
  Interest                                       48              131
                                         ----------      -----------

INCOME BEFORE MINORITY INTEREST
   IN INCOME OF REAL ESTATE
   JOINT VENTURE                            245,481          218,844

MINORITY INTEREST IN INCOME
   OF REAL ESTATE JOINT VENTURE             (30,634)         (28,698)
                                         ----------       ----------
NET INCOME                               $  214,847       $  190,146
                                         ==========       ==========

AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  212,699       $  188,245
    General partners                          2,148            1,901
                                         ----------       ----------
TOTAL                                    $  214,847       $  190,146
                                         ==========       ==========
NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $     6.93       $     6.13
                                         ==========       ==========

LIMITED PARTNERSHIP UNITS
   USED IN PER UNIT CALCULATION              30,693           30,693
                                             ======           ======

See accompanying notes to consolidated financial statements.


CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2005 AND 2004

                                        September 30,   September 30,
                                            2005            2004

REVENUES
  Rental                                 $2,059,112       $2,011,819
                                         ----------       ----------
EXPENSES:
  Operating                               1,368,313        1,178,285
  General and administrative                175,499          187,440
                                         ----------       ----------
 Total expenses                           1,543,812        1,365,725
                                         ----------       ----------
OPERATING INCOME                            515,300          646,094

OTHER INCOME
  Interest                                      241              391
                                         ----------       ----------
INTEREST BEFORE MINORITY
  INTEREST IN INCOME OF REAL
  ESTATE JOINT VENTURE                      515,541          646,485

MINORITY INTEREST IN INCOME
   OF REAL ESTATE JOINT VENTURE             (82,758)         (87,923)
                                          ---------        ---------
NET INCOME                                $ 432,783        $ 558,562
                                          =========        =========
AGGREGATE NET INCOME ALLOCATED TO:

Limited Partners                          $ 428,455        $ 552,976
General Partners                              4,328            5,586
                                          ---------        ---------
TOTAL                                     $ 432,783        $ 558,562
                                          =========        =========
NET INCOME PER LIMITED
  PARTNERSHIP UNIT                        $   13.96        $   18.02
                                          =========        =========
LIMITED PARTNERSHIP UNITS
  USED IN PER UNIT CALCULATION               30,693           30,693
                                             ======           ======

See accompanying notes to consolidated financial statements.


CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' EQUITY (DEFICIT)(UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2005

                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL

BALANCE AT JANUARY 1, 2005           ($105,312)     $3,318,239   $3,212,927

NET INCOME                               4,328         428,455      432,783
DISTRIBUTIONS                           (6,976)       (690,592)    (697,568)
                                     ---------      ----------   ----------
BALANCE AT SEPTEMBER 30, 2005        ($107,960)     $3,056,102   $2,948,142
                                     =========      ==========   ==========

See accompanying notes to consolidated financial statements.



CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2005 AND 2004

                                     September 30,      September 30,
                                         2005               2004

CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 432,783          $ 558,562

Adjustments to reconcile net
   income to net cash provided
   by operating activities:

     Depreciation                        345,130            313,610
     Minority interest in income
       real estate joint venture          82,758             87,923
     Changes in assets and
      	liabilities:
     Increase in other assets            (11,878)           (27,637)
     Decrease in liabilities             (75,320)          (108,101)
                                        --------           --------
Net cash provided by
  operating activities                   773,473            824,357
                                        --------           --------

CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (697,568)          (971,944)
     Distributions paid to minority
       interest in real estate
       joint venture                     (80,400)           (87,300)
                                        --------           --------
Net cash used in
         financing activities           (777,968)        (1,059,244)
                                        --------           --------
NET DECREASE IN CASH AND
   CASH EQUIVALENTS                       (4,495)          (234,887)

CASH AND CASH EQUIVALENTS:

     At beginning of period              486,736            732,355
                                       ---------          ---------
     At end of period                  $ 482,241          $ 497,468
                                       =========          =========

See accompanying notes to consolidated financial statements.



DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

1.   GENERAL

DSI Realty Income Fund IX (the "Partnership"), a limited partnership, has
three  general  partners (DSI  Properties, Inc.,  Robert  J.  Conway  and
Joseph W. Conway) and limited partners owning 30,693 limited  partnership
units.

The  Partnership has acquired five mini-storage  facilities  located in
Monterey Park and Azusa, California; Everett, Washington;and Romeoville and
Elgin, Illinois. The Partnership has also entered into a joint venture with
DSI Realty Income Fund VIII, a related party, through  which the Partnership
has a 70% interest in a mini-storage facility in Aurora, Colorado and DSI
Realty Income Fund VIII has a 30% interest. The Partnership is a  general
partner in the joint venture. The  facilities  were  acquired  from  Dahn
Corporation ("Dahn").  Dahn is not affiliated with the Partnership.  Dahn
is  affiliated  with  other  partnerships  in  which  DSI Properties, Inc.,
Robert J. Conway and Joseph W. Conway are the general partners.  The  mini-
storage  facilities are operated for the Partnership by Dahn under various
agreements  which are subject to renewal annually.  Under  the  terms of the
agreements,  the Partnership  is required to pay Dahn a property  management
fee equal to 5% of gross  revenue  from operations, defined as the entire
amount of all receipts from the renting or leasing of storage compartments
and sale of locks.  The Partnership and DSI Realty Income Fund VIII both
have DSI Properties, Inc. as one of the general partners and both of their
facilities are managed by Dahn.

The accompanying consolidated financial information as of September 30, 2005,
and  for the periods ended September 30, 2005 and 2004 is unaudited. Such
financial  information  includes  all  adjustments  which  are considered
necessary by the Partnership's management for a fair  presentation of the
results  for  the  periods  indicated.

2.   PROPERTY

The Partnership owns five mini-storage facilities located in Monterey Park
and Azusa, California;  Everett, Washington;  and  Romeoville and  Elgin,
Illinois.  The  Partnership also  owns a 70%  interest in a  mini-storage
facility in Aurora, Colorado.  The total cost and accumulated depreciation
of the mini-storage facilities are as follows:

                                   September 30, 2005   December 31, 2004

    Land                                 $  2,729,790      $  2,729,790
    Buildings and equipment                11,032,676        11,032,676
    Equipment                                 275,042           275,042
                                         ------------      ------------
    Total                                  14,037,508        14,037,508
    Less: Accumulated Depreciation        (10,711,913)      (10,366,783)
                                         ------------      ------------
    Property - Net                       $  3,325,595      $  3,670,725
                                         ============      ============

3.   NET INCOME PER LIMITED PARTNERSHIP UNIT

Net income per limited partnership unit is calculated by dividing the net
income allocated to the limited partners by the number of limited
partnership units outstanding during the period.

4.   ALLOCATION OF PROFITS AND LOSSES AND GENERAL PARTNERS' INCENTIVE
     MANAGEMENT FEE

     Under the Agreement of limited Partnership, the general partners are to
     be allocated 1% of the net profits or losses from operations, and the
     limited partners are to be allocated the balance of the net profits or
     losses from operations in proportion to their limited partnership
     interests.

     The General Partners are also entitled to receive a percentage, based on
     a predetermined formula, of any cash distribution from the sale, other
     disposition or refinancing of the project.

     In addition, the General Partners are entitled to receive an incentive
     management fee for supervising the operations of the Partnership.  The
     fee is to be paid in an amount equal to 9% per annum of the cash available
     for distribution on a cumulative basis, calculated as cash generated from
     operations less capital expenditures.


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

We are pleased to enclose the Partnership's unaudited consolidated financial
statements  for the  period  ended September 30, 2005.  The  following  is
Management's  discussion  and  analysis  of  the  Partnership's  financial
condition  and  results  of  its  operations.

For the three-month periods ended September 30, 2005 and 2004, total revenues
increased 11.4% from $661,370 to $736,887 and total expenses increased 11.0%
from $442,657 to  $491,454 and  other  income  decreased  from  $131 to  $48.
Minority interest in income of real estate joint venture increased 6.7% from
$28,698 to $30,634 as a result of higher rental revenue at that facility. As
a result, net income increased 13.0% from $190,146 to $214,847 for the three-
month period ended September 30, 2005, as compared to the same period in 2004.
Rental revenue  increased as a result of  higher  occupancy and  unit  rental
rates.  Occupancy levels for the  Partnership's six  mini-storage  facilities
averaged 79.3% for the three-month period ended September 30, 2005 as compared
to 73.5% for the  same  period in 2004.  The  Partnership is  continuing  its
marketing efforts to attract and keep new tenants in its various mini-storage
facilities.  Operating expenses increased  approximately $49,500  (12.3%) due
primarily to an increase in advertising, real estate tax, salaries and wages,
travel, truck insurance and maintenance and depreciation.  General and admini-
strative remained  constant as a decrease in  incentive  management fees  was
partially offset by an increase in equipment and computer lease expenses.

For the nine-month period  ended September 30, 2005, and 2004, total revenues
increased 2.4% from $2,011,819 to $2,059,112 and total expenses increased 13.0%
from $1,365,725 to $1,543,812 and other income decreased from $391 to $241.
Minority interest in income of real estate joint venture decreased 5.9% from
$87,923 to $82,758.  As a result, net income decreased 22.5% from $558,562
to $432,783 for the nine-month period ended September 30, 2005, as compared
to the same period in 2004.  Rental revenue increased as a result of higher
occupancy and unit rental rates.  Operating expenses increased approximately
$190,000 (16.1%) due primarily to increases in advertising, maintenance and
repair, purchase of locks and packing materials, real estate tax, salaries
and wages, truck insurance and maintenance, travel and depreciation expenses,
partially offset by a decrease in security alarm services expense.  General
and administrative expenses decreased approximately $11,900 (6.3%) primarily
as a result of a decease in incentive management fees, partially offset by
an increase in equipment and computer lease expense.  Minority interest in
income of real estate joint venture decreased as a result of higher operating
expenses at that facility.

The General Partners plan to continue their policy of funding improvements
and  maintenance of  Partnership properties with  cash  generated  from
operations.  The Partnership's  resources appear to be adequate to meet
its needs.  The  General  Partners  anticipate  distributions to the Limited
Partners to  remain at the  current  level  for  the  foreseeable  future.



Item 3.   Quantative and Qualitative Disclosures About Market Risk
          NONE

Item 4.   CONTROLS AND PROCEDURES

Within 90 days prior to the date of this report, the Partnership evaluated
the effectiveness of its disclosure controls and procedures.  This evaluation
was  performed by the  Partnership's  Controller with the assistance of the
President and  Chief Executive Officer.  These disclosure controls and pro-
cedures are designed to ensure that the information required  to be  disclosed
by the Partnership in its periodic  reports filed with the Securities and Ex-
change Commission (the Commission) is recorded, processed, summarized and
reported, within the time periods specified by the Commissions rules and forms
and that the information is communicated to the certifying officers on a timely
basis. Based on this evaluation, the Partnership concluded that its disclosure
controls and  procedures were  effective. There have been no significant changes
in the Partnership's internal controls or in other factors that could signifi-
cantly affect the internal controls subsequent  to  the  date  of  their
evaluation.


                         PART II - OTHER INFORMATION

Item 1.  Legal Proceedings

         Registrant is not a party to any material pending legal proceedings.

Item 2.  Unregistered Sales of Equity Securities and Use of Proceeds
         NONE

Item 3.  Defaults Upon Senior Securities
         NONE

Item 4.  Submission of Matters to a Vote of Security Holders
         NONE

Item 5.  Other Information
         NONE


Item 6.  Exhibits and Reports on Form 8K.
          (a)  Attached hereto as Exhibit "20" is Registrant's Quarterly
Report to Limited Partners for the period ended September 30, 2005.
          (B)  Registrant did not file any reports on Form 8-K for the
period reported upon.

SIGNATURES

          Pursuant to the requirements of the Securities and Exchange Act
of 1934, the Registrant has duly caused this report to be signed on its
behalf by the undersigned thereunto duly authorized.

Dated:  October 31, 2005             DSI REALTY INCOME FUND IX
                                     A California Limited Partnership
                                     (Registrant)



                                     By____\s\ Robert J. Conway_____
                                     DSI Properties, Inc., as General
                                     Partner by ROBERT J. CONWAY,
                                     President and Chief Financial Officer

SIGNATURES

          Pursuant to the requirements of the Securities and Exchange Act
of 1934, the Registrant has duly caused this report to be signed on its
behalf by the undersigned thereunto duly authorized.

Dated:  October 31, 2005             DSI REALTY INCOME FUND IX
                                     A California Limited Partnership
                                     (Registrant)


                                     By__\s\ Robert J. Conway________
                                     DSI Properties, Inc., as General
                                     Partner by ROBERT J. CONWAY,
                                     President and Chief Financial Officer






                          CERTIFICATIONS

    I, Robert J. Conway, certify that:

    1.  I have reviewed this quarterly report on Form 10-Q of DSI Realty Income
    Fund IX;

    2.  Based on my knowledge, this quarterly report does not contain any untrue
    statement of a material fact or omit to state a material fact necessary
    to make the statements made, in light of the circumstances under which
    such statements were made, not misleading with respect to the period cover-
    ed by this quarterly report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this quarterly report, fairly present in all
    material respects the financial condition, results of operations and cash
    flows of the registrant as of, and for, the periods presented in this
    quarterly report;

    4.  The registrant's other certifying officers and I are responsible for
    establishing and maintaining disclosure controls and procedures (as defined
    in Exchange Act Rules 13a-15e and 15d-15e) for the registrant and have:

         a)  designed such disclosure controls and procedures, or caused such
         disclosure controls and procedures to be designed under our super-
         vision, to ensure that material information relating to the registrant,
         including its consolidated subsidiaries, is made known to us by others
         within those entities, particularly during the period in which this
         quarterly report is being prepared;

         b)  evaluated the effectiveness of the registrant's disclosure controls
         and procedures and presented in this report our conclusions about the
         effectiveness of the disclosure controls and procedures as of the end
         of the period covered by this report based on such evaluation; and

         c)  disclosed in this report any change in the registrant's internal
         control over financial reporting that occurred during the registrant's
         most recent fiscal quarter (the registrant's fourth fiscal quarter in
         the case of our annual report) that has materially affected, or is
         control over financial reporting; and

    5.  The registrant's other certifying officers and I have disclosed, based
    on our most recent evaluation of internal control over financial reporting,
    to the registrant's auditors:

         a)  all significant deficiencies and material weaknesses in the design
         or operation of internal control over financial reporting which are
         reasonably likely to affect the registrant's ability to record, pro-
         cess, summarize and report financial information; and

         b)  any fraud, whether or not material, that involves management or
         other employees who have a significant role in the registrant's in-
         ternal controls over financial reporting.


    Date:  October 31, 2005



    Robert J. Conway
    Chief Executive Officer



                          CERTIFICATIONS

    I, Richard P. Conway, certify that:

    1.  I have reviewed this quarterly report on Form 10-Q of DSI Realty Income
    Fund IX;

    2.  Based on my knowledge, this quarterly report does not contain any untrue
    statement of a material fact or omit to state a material fact necessary
    to make the statements made, in light of the circumstances under which
    such statements were made, not misleading with respect to the period cover-
    ed by this quarterly report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this quarterly report, fairly present in all
    material respects the financial condition, results of operations and cash
    flows of the registrant as of, and for, the periods presented in this
    quarterly report;

    4.  The registrant's other certifying officers and I are responsible for
    establishing and maintaining disclosure controls and procedures (as defined
    in Exchange Act Rules 13a-15e and 15d-15e) for the registrant and have:

         a)  designed such disclosure controls and procedures, or caused such
         disclosure controls and procedures to be designed under our super-
         vision, to ensure that material information relating to the registrant,
         including its consolidated subsidiaries, is made known to us by others
         within those entities, particularly during the period in which this
         quarterly report is being prepared;

         b)  evaluated the effectiveness of the registrant's disclosure controls
         and procedures and presented in this report our conclusions about the
         effectiveness of the disclosure controls and procedures as of the end
         of the period covered by this report based on such evaluation; and

         c)  disclosed in this report any change in the registrant's internal
         control over financial reporting that occurred during the registrant's
         most recent fiscal quarter (the registrant's fourth fiscal quarter in
         the case of our annual report) that has materially affected, or is
         control over financial reporting; and

    5.  The registrant's other certifying officers and I have disclosed, based
    on our most recent evaluation of internal control over financial reporting,
    to the registrant's auditors:

         a)  all significant deficiencies and material weaknesses in the design
         or operation of internal control over financial reporting which are
         reasonably likely to affect the registrant's ability to record, pro-
         cess, summarize and report financial information; and

         b)  any fraud, whether or not material, that involves management or
         other employees who have a significant role in the registrant's in-
         ternal controls over financial reporting.


    Date:  October 31, 2005



    Richard P. Conway
    Vice President



                       CERTIFICATION PURSUANT TO
                        18 U.S.C. SECTION 1350,
                        AS ADOPTED PURSUANT TO
                SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002



     In connection with the Quarterly Report of DSI Realty Income Fund IX (the
"Partnership") on Form 10-Q for the period ending September 30, 2005 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Robert J. Conway, Chief Executive Officer of the Partnership, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley
Act of 2002, that:

     (1) The Report fully complies with the requirements of section 13(a) or
15(d) of the Securities Exchange Act of 1934; and

     (2) The information contained in the Report fairly presents, in all
material respects, the financial condition and result of operations of the
Partnership.



                                    Robert J. Conway
                                    Chief Executive Officer
                                    October 31, 2005






                       CERTIFICATION PURSUANT TO
                        18 U.S.C. SECTION 1350,
                        AS ADOPTED PURSUANT TO
                SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002



     In connection with the Quarterly Report of DSI Realty Income Fund IX (the
"Partnership") on Form 10-Q for the period ending September 30, 2005 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Richard P. Conway, Vice President of the Corporate General Partner, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley
Act of 2002, that:

     (1) The Report fully complies with the requirements of section 13(a) or
15(d) of the Securities Exchange Act of 1934; and

     (2) The information contained in the Report fairly presents, in all
material respects, the financial condition and result of operations of the
Partnership.



                                    Richard P. Conway
                                    Vice President
                                    October 31, 2005