Enclosures


                                  UNITED STATES

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D. C. 20549

                                    FORM 10-Q

(Mark one)

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

For the quarterly period ended           September 30, 1998
                               

                                       OR

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

For the transition period from ____________  to  ______________

Commission File Number                   0-14695

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

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

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

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

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

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

                                                         YES  X         NO

Exhibit Index: See page 19
Total Pages: 20


<PAGE>



                                TABLE OF CONTENTS

                                                                        Pages

                                     PART I

Item 1.     Financial Statements

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

            Statements of Operations
              For the three months and nine months ended
                September 30, 1998 and 1997                                 4

            Statements of Cash Flows
              For the three months and nine months ended
                September 30, 1998 and 1997                                 5

            Notes To Financial Statements                                 6-9

Item 2.     Management's Discussion and Analysis of Financial
              Condition and Results of Operations                       10-18


                                     PART II

Item 3. Default on Senior Securities                                       19

Item 6. Exhibits and Reports on Form 8-K                                   19

Signatures                                                                 20


                                      - 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
                                              September 30, 1998  December 31, 1997*
                                              ------------------  ------------------
ASSETS
<S>                                                <C>               <C>        
Cash and equivalents                               $   979,652       $   276,891
Cash and equivalents - restricted                      378,184           507,568
Investment securities                                  102,072         1,562,813
Accounts receivable                                    125,088           111,152
Land, buildings and amenities, net                  37,717,744        38,660,912
Construction in progress                             3,021,106         1,774,455
Other assets                                           431,220           395,817
                                                   -----------       -----------

                                                   $42,755,066       $43,289,608
                                                   ===========       ===========

LIABILITIES AND PARTNERS' EQUITY

Mortgages payable                                  $26,123,029       $26,872,563
Accounts payable - operations                          243,560           195,165
Accounts payable - construction                        440,557                --
Distributions payable                                  102,497           213,687
Security deposits                                      237,430           237,501
Other liabilities                                      526,579            67,340
                                                   -----------       -----------

                                                    27,673,652        27,586,256

Commitments and Contingencies

Partners' equity                                    15,081,414        15,703,352
                                                   -----------       -----------

                                                   $42,755,066       $43,289,608
                                                   ===========       ===========
</TABLE>
<TABLE>
<CAPTION>
                                     Limited        General
                                    Partners        Partner           Total
                                    --------        -------           -----
<S>                               <C>             <C>             <C>         
PARTNERS' EQUITY
Capital contributions, net of
 offering costs                   $ 40,518,631    $        100    $ 40,518,731
Net income (loss) - prior years    (12,202,299)        (74,865)    (12,277,164)
Net income - current year              490,110           4,951         495,061
Cash distributions declared to
 date                              (11,508,398)       (116,247)    (11,624,645)
Repurchase of limited
 partnership units                  (2,030,569)             --      (2,030,569)
                                  ------------    ------------    ------------

Balances at September 30, 1998    $ 15,267,475    $   (186,061)   $ 15,081,414
                                  ============    ============    ============
<FN>

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

                                      - 3 -

<PAGE>
<TABLE>



                               NTS-PROPERTIES VI,
                         A Maryland Limited Partnership

                            STATEMENTS OF OPERATIONS
<CAPTION>



                                        Three Months Ended          Nine Months Ended
                                           September 30,              September 30,
                                           -------------              -------------
                                        1998          1997          1998          1997
                                        ----          ----          ----          ----
                                      
<S>                                 <C>           <C>           <C>           <C>       
REVENUES:
  Rental income                     $ 2,537,372   $ 2,406,443   $ 7,372,524   $ 7,015,617
  Interest and other income              20,234        28,707        81,770        85,129
                                    -----------   -----------   -----------   -----------

                                      2,557,606     2,435,150     7,454,294     7,100,746

EXPENSES:
  Operating expenses                    718,335       676,959     1,896,817     1,904,410
  Operating expenses - affiliated       310,728       270,203       918,269       821,521
  Write-off of unamortized
   land improvements and
   amenities                              4,984            --        17,582            --
  Interest expense                      493,145       542,070     1,475,067     1,691,016
  Management fees                       129,155       122,426       374,571       354,610
  Real estate taxes                     201,374       198,134       605,194       589,978
  Professional and administrative
   expenses                              56,498        44,155       126,273       129,911
  Professional and administrative
     expenses - affiliated               62,088        74,991       197,046       232,145
  Depreciation and amortization         451,815       481,253     1,348,414     1,444,611
                                    -----------   -----------   -----------   -----------

                                      2,428,122     2,410,191     6,959,233     7,168,202
                                    -----------   -----------   -----------   -----------

Net income (loss)                   $   129,484   $    24,959   $   495,061   $   (67,456)
                                    ===========   ===========   ===========   ===========


Net income (loss) allocated to
 the limited partners               $   128,189   $    24,709   $   490,110   $   (66,781)
                                    ===========   ===========   ===========   ===========

Net income (loss) per limited
 partnership unit                   $      3.12   $       .58   $     11.78   $     (1.56)
                                    ===========   ===========   ===========   ===========

Weighted average number of
 limited partnership units               41,097        42,786        41,586        42,822
                                    ===========   ===========   ===========   ===========

</TABLE>



                                      - 4 -

<PAGE>
<TABLE>



                               NTS-PROPERTIES VI,
                         A Maryland Limited Partnership

                            STATEMENTS OF CASH FLOWS

<CAPTION>

                                                 Three Months Ended               Nine Months Ended
                                                   September 30,                    September 30,
                                                   -------------                    -------------
                                               1998             1997            1998             1997
                                               ----             ----            ----             ----
                                           
<S>                                       <C>             <C>             <C>             <C>          
CASH FLOWS FROM OPERATING ACTIVITIES
Net income (loss)                         $    129,484    $     24,959    $    495,061    $    (67,456)
Adjustments to reconcile net income
(loss) to net cash provided by
operating activities:
   Accrued interest on investment
      securities                                 4,130          (7,470)          9,354          (6,071)
  Write-off of unamortized land
    improvements and amenities                   4,984              --          17,582              --
   Depreciation and amortization               451,815         481,253       1,348,414       1,444,611
   Changes in assets and liabilities:
      Cash and equivalents - restricted        (35,389)       (129,242)       (129,286)       (244,705)
      Accounts receivable                       40,767          16,304         (13,936)         12,192
      Other assets                              21,570          15,839          17,196          18,512
      Accounts payable - operations            (27,491)         15,897          48,395         (34,947)
      Security deposits                         (5,058)         (1,580)            (71)         (4,689)
      Other liabilities                        201,063         213,541         459,239         484,078
                                          ------------    ------------    ------------    ------------

   Net cash provided by operating
      activities                               785,875         629,501       2,251,948       1,601,525
                                          ------------    ------------    ------------    ------------

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to land, buildings and
  amenities and construction in
  progress                                    (568,163)        (31,135)     (1,211,659)        (47,088)
Purchase of investment securities                   --        (798,604)     (1,004,314)     (2,380,000)
Maturity of investment securities              402,272         675,000       2,455,701       2,430,389
                                          ------------    ------------    ------------    ------------

   Net cash provide by in investing
      activities                              (165,891)       (154,739)        239,728           3,301
                                          ------------    ------------    ------------    ------------

CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments on mortgages
  payable                                     (252,108)     (8,628,553)       (749,534)    (17,999,429)
Proceeds from mortgage loan                         --       8,500,000              --      17,500,000
Loan costs                                     (38,061)       (284,167)        (69,863)       (291,668)
Cash distributions                            (104,510)       (216,177)       (529,238)       (649,161)
Repurchase of limited partnership
  units                                       (421,750)         (4,250)       (698,950)        (41,500)
Cash and equivalents - restricted              101,470           4,250         258,670          41,500
                                          ------------    ------------    ------------    ------------

   Net cash used in financing
      activities                              (714,959)       (628,897)     (1,788,915)     (1,440,258)
                                          ------------    ------------    ------------    ------------

   Net increase in cash and
      equivalents                              (94,975)       (154,135)        702,761         164,568

CASH AND EQUIVALENTS, beginning of
    period                                   1,074,627         959,244         276,891         640,541
                                          ------------    ------------    ------------    ------------

CASH AND EQUIVALENTS, end of period       $    979,652    $    805,109    $    979,652    $    805,109
                                          ============    ============    ============    ============


Interest paid on a cash basis             $    492,864    $    575,248    $  1,482,200    $  1,763,882
                                          ============    ============    ============    ============

</TABLE>

                                      -5-

<PAGE>

                               NTS-PROPERTIES VI,
                         A Maryland Limited Partnership

                          NOTES TO FINANCIAL STATEMENTS


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

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

     The  preparation  of financial  statements  in  conformity  with  generally
     accepted  accounting  principles  requires management to make estimates and
     assumptions  that affect the reported amounts of assets and liabilities and
     disclosure  of  contingent  assets  and  liabilities  at  the  date  of the
     financial  statements  and the  reported  amounts of revenues  and expenses
     during  the  reporting  period.  Actual  results  could  differ  from those
     estimates.


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

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

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

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


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

     Certificate of Deposit       $ 102,072           11/08/98        $ 102,611
                                   ========                            ========





                              (Continued next page)











                                      - 6 -

<PAGE>



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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

     Mortgages payable consist of the following:


                                                    September 30,   December 31,
                                                        1998            1997
                                                        ----            ----
     Mortgage  payable with an insurance  
     company bearing  interest at 7.43%, due May
     14, 2009 secured by certain land,
     buildings and amenities                        $  8,350,279    $ 8,724,588

     Mortgage payable with an insurance
     company bearing interest at 7.32%, due
     October 15, 2012 secured by certain
     land, buildings and amenities                     8,204,892      8,447,975

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

     Mortgage payable with an insurance
     company bearing interest at 7.38%, due
     December 5, 2012 secured by certain
     land, buildings and amenities                     2,740,715      2,820,000


                              (Continued next page)


                                      - 7 -

<PAGE>


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

                                                  September 30,    December 31,
                                                       1998            1997
                                                       ----            ----
     Mortgage  payable  with an  insurance  
     company  bearing  interest at 7.38%,  due
     December 5, 2012 secured by certain
     land, buildings and amenities               $  1,827,143      $ 1,880,000
                                                   ----------       ----------
                                                 $ 26,123,029      $26,872,563
                                                   ==========       ==========

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

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

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

     Pursuant  to  Section  16.4  of  the  Partnership's  Amended  and  Restated
     Agreement  of Limited  Partnership,  the  Partnership  has  established  an
     Interest  Repurchase  Reserve. On April 6, 1998, the Partnership elected to
     fund an additional $120,000 to its Interest  Repurchase Reserve.  With this
     funding the Partnership  will be able to repurchase 400 Units at a price of
     $300 per Unit. During the quarter ended September 30, 1998, the Partnership
     elected  to  make  four  additional  fundings  to its  Interest  Repurchase
     Reserve.  The first funding was for $66,000,  which enabled the Partnership
     to  repurchase  200  Units at a price of $330 per  Unit.  The  three  other
     fundings totaled $214,000 and will enable the Partnership, along with funds
     remaining in the reserve from  previous  fundings,  to repurchase up to 800
     Units at a price of $350 per Unit.  From  December  1995 to  September  30,
     1998,  the   Partnership  has  repurchased  a  total  of  6,849  Units  for
     $1,861,200.   Repurchased  Units  are  retired  by  the  Partnership,  thus
     increasing the percentage of ownership of each  remaining  limited  partner
     investor.  The Interest  Repurchase  Reserve was funded from cash reserves.
     The amount  remaining in the Interest  Repurchase  Reserve at September 30,
     1998 was $18,530.  The above offering price per Unit was established by the
     General  Partner in its sole  discretion  and does not purport to represent
     the fair market value or liquidation value of the Unit.

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

     Pursuant to an agreement with the Partnership,  property management fees of
     $374,571  and $354,610  for the nine months  ended  September  30, 1998 and
     1997,  respectively,  were paid to NTS Development Company, an affiliate of
     the  General  Partner.  The fee is  equal to 5% of  gross  revenues  of the
     residential  properties  and 6% of the  gross  revenues  of the  commercial
     property.  The Partnership was also charged the following  amounts from NTS
     Development  Company for the nine months ended September 30, 1998 and 1997.
     These charges include items which have been expensed as operating  expenses
     - affiliated or professional and  administrative  expenses - affiliated and
     items which have been capitalized as other assets or as land, buildings and
     amenities.


                                      - 8 -

<PAGE>




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

     The charges were as follows:


                                                    1998                 1997
                                                 ----------           ----------
     Administrative                              $  236,397           $  274,622
     Property manager                               712,216              629,077
     Leasing                                        154,381              146,732
     Construction manager                           145,654                   --
     Other                                           61,024               30,607
                                                  ---------            ---------

                                                 $1,309,672           $1,081,038
                                                  =========            =========

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

     The Partnership  began the  construction of Park Place Apartments Phase III
     (152 units) during the Spring of 1998 on the 15 acres of land it owns which
     is adjacent to the existing Park Place  Apartments in Lexington,  Kentucky.
     It is currently  estimated that the cost of the project will be $9,100,000.
     Construction   costs  will  be  funded  by  the  remaining   loan  proceeds
     ($7,200,000)  of a mortgage  loan obtained  during 1997 and cash  reserves.
     Through September 30, 1998,  approximately  $1,300,000 of the cost had been
     incurred.

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

     On October 20, 1998,  the  Partnership  and ORIG,  LLC, an affiliate of the
     Partnership,  Commenced  a  Tender  Offer  to  purchase  up to 1,250 of the
     Partnership's  limited  Partnership  Units  at a price  of $350  per  Unit.
     Although  the  Partnership  and  ORIG,  LLC  believes  that  this  price is
     appropriate,  the price of $350 per Unit may not equate to the fair  market
     value or the liquidation value of the Unit, and is less than the book value
     per Unit.  Approximately  $499,500  ($437,500 to purchase  1,250 Units plus
     approximately  $62,000 for expenses  associated with the Offer) is required
     to purchase all 1,250 Units.  The  Partnership  will purchase the first 750
     Units  tendered and will fund its purchases and its portion of the expenses
     from cash  reserves.  If more than 750 Units are tendered,  ORIG,  LLC will
     purchase  up to an  additional  500  Units.  If more than  1,250  Units are
     tendered,  the  Partnership  and  ORIG,  LLC  may  choose  to  acquire  the
     additional  Units on the same  terms.  Otherwise,  tendered  Units  will be
     purchased  on a pro rata basis up to 1,250.  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 Tender  Offer.  The Tender Offer will expire
     January 18, 1999 unless extended.














                                      - 9 -

<PAGE>




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


The management's  discussion and analysis of financial  condition and results of
operations  included herein should be read in conjunction with the Partnership's
1997 Annual Report.

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

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


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

Sabal Park Apartments                                    98%              97%

Park Place Apartments Phase I                            82%              94%

Willow Lake Apartments                                   96%              91%


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

Golf Brook Apartments (96%)                              96%              97%

Plainview Point III Office Center (95%)                 100%              88%


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



                                    Three Months Ended      Nine Months Ended
                                       September 30,          September 30,
                                       -------------          -------------

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

Sabal Park Apartments              $ 465,484   $ 435,922  $1,356,606  $1,263,027

Park Place Apartments Phase I      $ 457,245   $ 495,690  $1,356,448  $1,403,240

Willow Lake Apartments             $ 656,472   $ 598,768  $1,838,443  $1,786,773

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

Golf Brook Apartments (96%)        $ 753,628   $ 700,928  $2,207,481  $2,026,261

Plainview Point III Office         $ 211,696   $ 181,970  $  631,650  $  556,488
  Center (95%)

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

                                     - 10 -

<PAGE>



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

Sabal Park Apartments' occupancy increased from 97% at September 30, 1997 to 98%
at  September  30,  1998.  Average  occupancy  for the nine month  period  ended
September 30 increased from 91% (1997) to 95% (1998).  Average occupancy for the
three month period ended  September 30 increased  from 95% (1997) to 97% (1998).
Occupancy  at   residential   properties   fluctuate  on  a  continuous   basis.
Period-ending occupancy percentages represent occupancy only on a specific date;
therefore, it is more meaningful to consider average occupancy percentages which
are more representative of the entire period's results.  Rental and other income
at Sabal Park  Apartments  increased  for the three months and nine months ended
September  30, 1998 as  compared to the same  periods in 1997 as a result of the
increase in average occupancy and increased rental rates.

Park Place  Apartments  Phase I's occupancy  decreased from 94% at September 30,
1997 to 82% at September 30, 1998.  Average  occupancy for the nine month period
ended  September 30 decreased from 91% (1997) to 86% (1998).  Average  occupancy
for the three month period ended  September 30 decreased  from 93% (1997) to 82%
(1998).  In the opinion of the General Partner of the Partnership,  the decrease
in occupancy at Park Place  Apartments  Phase I is only a temporary  fluctuation
and does not represent a downward  occupancy  trend.  Rental and other income at
Park Place  Apartments  Phase I decreased  for the three  months and nine months
ended  September 30, 1998 as compared to the same periods in 1997 as a result of
the  decrease in average  occupancy.  The decrease in rental and other income is
partially  offset by an  increase in income from fully  furnished  units.  Fully
furnished  units are apartments  which rent at an additional  premium above base
rent.  Therefore,  it is possible  for  occupancy  to decrease  and  revenues to
increase when the number of fully-furnished units has increased.

Willow Lake  Apartments'  occupancy  increased from 91% at September 30, 1997 to
96% at September  30, 1998.  Average  occupancy  for the nine month period ended
September 30 increased from 90% (1997) to 96% (1998).  Average occupancy for the
three month period ended  September 30 increased  from 91% (1997) to 97% (1998).
Rental and other  income  increased  for the three  months and nine months ended
September  30, 1998 as  compared to the same  periods in 1997 as a result of the
increase in average occupancy,  increased rental rates and an increase in income
from fully furnished units.

Golf Brook Apartments' occupancy decreased from 97% at September 30, 1997 to 96%
at  September  30,  1998.  Average  occupancy  for the nine month  period  ended
September 30 increased from 93% (1997) to 96% (1998).  Average occupancy for the
three month period ended  September 30 decreased  from 97% (1997) to 96% (1998).
Rental and other income at Golf Brook Apartments  increased for the three months
and nine months ended September 30, 1998 as compared to the same periods in 1997
as a result of increased rental rates and increased  penalty rents. The increase
in rental and other  income  for the nine  month  period is also a result of the
increase in average occupancy.

The 12%  increase  in  occupancy  at  Plainview  Point III  Office  Center  from
September  30,  1997 to  September  30,  1998 is the  result  of two new  leases
totaling  approximately  7,400 square feet. Average occupancy increased from 88%
(1997) to 100%  (1998)  for the three  months  ended  September  30 and from 90%
(1997) to 97%  (1998)  for the nine month  period.  Rental  and other  income at
Plainview  Point III Office  Center for the three  months and nine months  ended
September  30,  1998 as  compared to the same  periods in 1997  remained  fairly
constant.

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

                                     - 11 -

<PAGE>



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

Interest  and  other  income  includes  income  from  investments  made  by  the
Partnership  with cash reserves.  Interest income decreased for the three months
and nine months ended September 30, 1998 as compared to the same periods in 1997
as a result of decreased cash reserves available for investment.

Operating  expenses  decreased  for the nine months ended  September 30, 1998 as
compared to the same period in 1997  primarily as a result of  decreased  repair
and maintenance costs and decreased  replacement costs (carpet and wallcovering)
at Park Place  Apartments  Phase I and Willow Lake  Apartments.  The decrease in
operating  expenses  for the nine  month  period is also a result  of  decreased
landscaping  costs at Park Place  Apartments Phase I. The decreases in operating
expenses for the nine month period are partially  offset by increased repair and
maintenance costs at Sabal Park Apartments and Plainview Point III Office Center
and  increased  wood  replacement  costs  at Golf  Brook  Apartments.  Operating
expenses  increased for the three months ended September 30, 1998 as compared to
the same period in 1997 as a result of increased wood replacement  costs at Golf
Brook Apartments and increased  repair and maintenance  costs at Plainview Point
III Office Center and Golf Brook Apartments. The increases in operating expenses
for the three  month  period  are  partially  offset  by  decreased  repair  and
maintenance, landscaping and replacement (carpet and wallcovering) costs at Park
Place Apartments Phase I and Willow Lake Apartments. Operating expenses at Sabal
Park Apartments for the three month period remained fairly constant.

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

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

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

Real estate taxes for the three months and nine months ended  September 30, 1998
as compared to the same periods in 1997 remained fairly constant.






                                     - 12 -

<PAGE>



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

Professional and  administrative  expenses remained fairly constant for the nine
months  ended  September  30,  1998 as  compared  to the  same  period  in 1997.
Professional and  administrative  expenses  increased for the three months ended
September  30,  1998 as  compared  to the same  period  in 1997 as a  result  of
increased costs associated with the Interest Repurchase Program.

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

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

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

Cash provided by operations  was  $2,251,948  and $1,601,525 for the nine months
ended September 30, 1998 and 1997, respectively. These funds in conjunction with
cash on hand were used to make a 1.3% (annualized) cash distribution of $418,047
for the  nine  months  ended  September  30,  1998  and a 2%  (annualized)  cash
distribution  of $648,561 for the nine months  ended  September  30, 1997.  Cash
distributions  were reduced from 2% to 1% per quarter,  effective June 30, 1998,
as a result of capital  improvements at the  Partnership's  properties which are
currently in the planning stages. See below for a further  discussion  regarding
these projects  (including the construction of Park Place Apartments Phase III).
The  annualized  distribution  rate is  calculated  as a percent of the original
capital contribution.  The limited partners received 99% and the general partner
received 1% of the  distributions.  The primary  source of future  liquidity and
distributions is expected to be derived from cash generated by the Partnership's
properties  after the  construction of Park Place Apartments Phase III and other
capital  improvements  are funded and adequate cash reserves are established for
future leasing and tenant finish costs.  Cash reserves  (which are  unrestricted
cash and  equivalents  and investment  securities as shown on the  Partnership's
balance sheet as of September 30) were  $1,081,724 and $1,846,058  September 30,
1998 and 1997, respectively.

As of September 30, 1998, the Partnership had a mortgage payable to an insurance
company in the amount of $8,350,279. The mortgage bears interest at a fixed rate
of  7.43%,  is due May 14,  2009 and is  secured  by the  assets  of Golf  Brook
Apartments. The monthly principal payments are based upon a 12-year amortization
schedule. At maturity,  the loan will have been repaid based on the current rate
of amortization.

As of September 30, 1998, the Partnership had a mortgage payable to an insurance
company in the amount of $8,204,892. The mortgage bears interest at a fixed rate
of 7.32%,  is due  October  15, 2012 and is secured by the assets of Willow Lake
Apartments. The monthly principal payments are based upon a 15-year amortization
schedule. At maturity,  the loan will have been repaid based on the current rate
of amortization.





                                     - 13 -

<PAGE>



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

As of September 30, 1998, the Partnership had a mortgage payable to an insurance
company in the amount of  $12,200,000.  The  outstanding  balance of the loan at
September 30, 1998 was  $5,000,000.  The mortgage bears interest at a fixed rate
of 7.74%,  is due  October  15,  2012 and is secured by the assets of Park Place
Apartments Phase I and Park Place Apartments Phase III (to be constructed).  The
remaining  $7,200,000 loan proceeds will be advanced during the  construction of
Park  Place  Apartments  Phase  III,  as  needed,  in  accordance  with the loan
agreement.  Until  the  construction  of  Park  Place  Apartments  Phase  III is
complete,  the mortgage will require only monthly  interest  payments.  Upon the
completion of Park Place  Apartments Phase III, the monthly  principal  payments
will be based upon a 19-year amortization  schedule.  Due to the fact that it is
not known  when  principal  payments  will  begin,  the  outstanding  balance at
maturity can not be determined at this time.

As of September 30, 1998,  the  Partnership  had two mortgage loans each with an
insurance  company in the amounts of $2,740,715  and  $1,827,143  for a total of
$4,567,858.  Both  mortgages  bear  interest  at a fixed rate of 7.38%,  are due
December 5, 2012,  and are secured by the assets of Sabal Park  Apartments.  The
monthly principal payments are based upon a 15-year  amortization  schedule.  At
maturity,  the  mortgage  will have been repaid  based upon the current  rate of
amortization.

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

The  demand  on  future  liquidity  is  expected  to  increase  as a  result  of
construction beginning at Park Place Apartments Phase III (152 units) during the
Spring of 1998 on the 15 acres of land it owns which is adjacent to the existing
Park Place Apartments in Lexington, Kentucky. It is currently estimated that the
cost of the project will be $9,100,000. Construction costs will be funded by the
$7,200,000 of loan proceeds,  as discussed  above,  and cash  reserves.  Through
September 30, 1998, approximately $1,300,000 of cost had been incurred.


                                     - 14 -

<PAGE>



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

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

All divisions of NTS, the General Partner of the Partnership,  are reviewing the
effort  necessary to prepare our information  systems (IT) and non-  information
technology  with embedded  technology  (ET) for the Year 2000.  The  information
technology  solutions have been  addressed  separate for the Year 2000 since the
company saw the need to move to more advanced  management and accounting systems
made available by new technology and software  developments during the decade of
the 1990's.

The PILOT software system,  purchased in the early 1990's, needed to be replaced
by a windows based network system both for our headquarters  functions and other
locations.  The real estate accounting system developed,  sold, and supported by
the Yardi Company of Santa  Barbara,  California  has been selected to supercede
PILOT. The Yardi system is compatible with Year 2000 and beyond.  This system is
being  implemented with the help of third party  consultants and should be fully
operational by the third quarter of 1999. Our system for multi-family  apartment
locations was converted to GEAC's Power Site System  earlier in 1998 and is Year
2000 compliant.

The few remaining  systems not addressed by these conversions are being modified
by our in-house staff of programmers.  The Hewlett Packard 3000 system, used for
PILOT and custom applications, was purchased in 1997 and will be part of our new
network.  It will be retained as long as necessary to assure  smooth  operations
and has been upgrades to meet Year 2000 requirements.

All risks identified with information technology are believed to be addressed by
these plans.

The cost of these advances in our systems  technology is not all attributable to
the Year  2000  issue  since  we had  already  identified  the need to move to a
network  based system  regardless of the Year 2000.  The costs  involved will be
approximately  $100,000  over  1998 and  1999.  These  costs  include  hardware,
software, internal staff and outside consultants.

NTS  property  management  staff has been  surveying  our  vendors  to  evaluate
embedded technology in our alarm systems,  HVAC controls,  telephone systems and
other  computer  associated  facilities.  In a few  cases,  equipment  is  being
replaced. In some cases circuitry is being upgraded.  The cost involved is still
being evaluated. There are no known significant risks that are currently without
solutions.  Management  anticipates that applications  involving ET will be Year
2000 compliant by the third quarter of fiscal year 1999.

We are also currently  addressing the Year 2000 readiness of third parties whose
business interruption could have a material negative impact on our business. All
significant  vendors and tenants have  indicated  that they will be compliant by
the end of 1999. Such assurances are being evaluated and documented.

                                     - 15 -

<PAGE>



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

Management has determined that at our current state of readiness,  the need does
not  presently  exist for a  contingency  plan. We will continue to evaluate the
need for such a plan.

Despite diligent preparation,  unanticipated  third-party failures, more general
public   infrastructure   failures  or  failure  to  successfully  conclude  our
remediation  efforts as planned  could  have a  material  adverse  impact on our
results  of  operations,  financial  conditions  and/or  cash  flows in 1999 and
beyond.

Pursuant to Section 16.4 of the Partnership's  Amended and Restated Agreement of
Limited Partnership, the Partnership established an Interest Repurchase Reserve.
Through  September 1998, the Partnership has funded a total amount of $1,879,730
to the Reserve.  On April 6, 1998, the Partnership elected to fund an additional
$120,000 to its Interest Repurchase  Reserve.  With this funding the Partnership
was able to repurchase 400 Units at a price of $300 per Unit. During the quarter
ended  September  30,  1998,  the  Partnership  elected to make four  additional
fundings to its Interest Repurchase Reserve.  The first funding was for $66,000,
which enabled the  Partnership  to  repurchase  200 Units at a price of $330 per
Unit. The three other fundings totaled $214,000 and will enable the Partnership,
along with funds remaining in the reserve from previous fundings,  to repurchase
up to 800  Units at a price of $350 per Unit.  Through  September  30,  1998 the
Partnership has  repurchased a total of 6,849 Units for $1,861,200.  Repurchased
Units  are  retired  by the  Partnership,  thus  increasing  the  percentage  of
ownership of each remaining  limited partner investor.  The Interest  Repurchase
Reserve was funded from cash  reserves.  The amount  remaining  in the  Interest
Repurchase  Reserve at September 30, 1998 was $18,530.  The above offering price
per Unit was  established by the General Partner in its sole discretion and does
not purport to represent the fair market value or liquidation value of the Unit.

On October  20,  1998,  the  Partnership  and ORIG,  LLC,  an  affiliate  of the
Partnership,   Commenced  a  Tender  Offer  to  purchase  up  to  1,250  of  the
Partnership's  limited  Partnership Units at a price of $350 per Unit.  Although
the Partnership and ORIG, LLC believes that this price is appropriate, the price
of $350 per Unit may not  equate  to the fair  market  value or the  liquidation
value of the  Unit,  and is less than the book  value  per  Unit.  Approximately
$499,500  ($437,500  to  purchase  1,250  Units plus  approximately  $62,000 for
expenses associated with the Offer) is required to purchase all 1,250 Units. The
Partnership  will  purchase  the  first  750  Units  tendered  and will fund its
purchases and its portion of the expenses from cash  reserves.  If more than 750
Units are tendered,  ORIG, LLC will purchase up to an additional  500 Units.  If
more than 1,250 Units are tendered,  the Partnership and ORIG, LLC may choose to
acquire the additional Units on the same terms.  Otherwise,  tendered Units will
be  purchased  on a pro rata basis up to 1,250.  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 Tender Offer.  The Tender Offer will expire January 18, 1999
unless extended.













                                     - 16 -

<PAGE>



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

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


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

Limited Partners:
       1998                      $ 490,110          $ 413,867       $    --
       1997                       (66,781)            642,075        642,075

General Partner:
       1998                      $   4,951          $   4,180       $    --
       1997                          (675)              6,486          6,486

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

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

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

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

The Partnership owns approximately 15 acres of land,  adjacent to the Park Place
Apartments  development,  in Lexington,  Kentucky (Park Place  Apartments  Phase
III). The cost of the land, capitalized interest, common area costs, and amenity
costs are combined with the construction  costs associated with Phase III on the
balance sheet. Construction began during the Spring of 1998.

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


                                     - 17 -

<PAGE>



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

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

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









                                     - 18 -

<PAGE>



PART II.  OTHER INFORMATION

3.    Default on Senior Securities

      None.

6.    Exhibits and Reports on Form 8-K

      (a)     Exhibits

              Exhibit 27. Financial Data Schedule

      (b)     Reports on Form 8-K

              Form 8-K was  filed on July 15,  1998 to report in Item 5 that the
              Partnership has elected to fund an additional amount of $66,000 to
              its Interest Repurchase Reserve.

              Form 8-K was  filed on July 24,  1998 to report in Item 5 that the
              Partnership has elected to fund an additional  amount of $4,000 to
              its Interest Repurchase Reserve.

              Form 8-K was  filed on August 4, 1998 to report in Item 5 that the
              Partnership  has elected to fund an additional  amount of $105,000
              to its Interest Repurchase Reserve.

              Form 8-K was filed on September  11, 1998 to report in Item 5 that
              the  Partnership  has  elected  to fund an  additional  amount  of
              $105,000 to its Interest Repurchase Reserve.

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






                                     - 19-

<PAGE>



                                   SIGNATURES



Pursuant to the  requirements of Section 13 or 15(d) of the Securities  Exchange
Act of 1934,  the  Registrant  has duly  caused  this report to be signed on its
behalf by the undersigned thereunto duly authorized.


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


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


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

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



Date: November 13, 1998







                                     - 20 -