UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

                                    Form 10-Q

                   QUARTERLY REPORT UNDER SECTION 13 OR 15 (d)
                     OF THE SECURITIES EXCHANGE ACT OF 1934


                         For Quarter Ended June 30, 2000
                          Commission File Number 1-8893

                  ROYAL PALM BEACH COLONY, LIMITED PARTNERSHIP
                  --------------------------------------------
             (Exact name of registrant as specified in its charter)


            DELAWARE                                 59-2501059
  ----------------------------       ---------------------------------------
  (State of other jurisdiction       (I.R.S. Employer Identification Number)
of incorporation or organization)

        2501 S. Ocean Drive
        Hollywood, Florida                              33019
----------------------------------------          ------------------
(Address of principal executive offices)             (Zip Code)


Registrant's telephone number, including area code      (954) 927-3080
                                                       ------------------

                                      NONE
--------------------------------------------------------------------------------
Former name, former address and former fiscal year, if changed since last report

Indicate by checkmark  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
                                          ------         ------

Indicate the number of shares outstanding of each of the registrant's classes of
common stock, as of the latest practicable date.

              CLASS                          Outstanding at June 30, 2000
   -------------------------------       -----------------------------------
      Limited Partnership Units                     4,485,504 units


<PAGE>

                  ROYAL PALM BEACH COLONY, LIMITED PARTNERSHIP

                                      INDEX
                                      -----

                                                                   Page Number
                                                                   -----------

PART I.   Financial information

            Balance sheets - June 30, 2000 and
               September 30, 1999                                      2

            Statements of income - Three months and
               nine months ended June 30, 2000 and 1999                3

            Statements of cash flows - Three months and
               nine months ended June 30, 2000 and 1999               4-5

            Notes to financial statements                              6

            Management's discussion and analysis
               of financial condition                                 7-8

Part II.  Other information and signatures                             9

<PAGE>

                  ROYAL PALM BEACH COLONY, LIMITED PARTNERSHIP
                                 BALANCE SHEETS

<TABLE>
<CAPTION>
                                                     June 30,     September 30,
                                                       2000           1999
                                                   -------------  ------------
                                                    (unaudited)

                         ASSETS

<S>                                                <C>             <C>
Cash                                               $   794,449     $3,113,800
Other receivables                                        1,784        401,972
Property held for sale                               1,379,696      2,379,916
Other assets                                            79,760         40,621
                                                   -----------     ----------
                                                   $ 2,255,689     $5,936,309
                                                   ===========     ==========

                  LIABILITIES AND EQUITY

Liabilities:
   Accounts payable and other
    liabilities                                    $   169,040     $  283,345
Partners' Equity:
  4,485,504 units authorized and outstanding         2,086,649      5,652,964
                                                   -----------     ----------
                                                   $ 2,255,689     $5,936,309
                                                   ===========     ==========
</TABLE>


                        See notes to financial statements

<PAGE>

                  ROYAL PALM BEACH COLONY, LIMITED PARTNERSHIP
                            STATEMENTS OF OPERATIONS
                       THREE MONTHS AND NINE MONTHS ENDED
                             JUNE 30, 2000 AND 1999
                                   (UNAUDITED)

<TABLE>
<CAPTION>
                                  Three Months Ended      Nine Months Ended
                                       June 30,                June 30,
                                ----------------------  -----------------------
                                   2000        1999        2000         1999
                                ---------   ----------  ----------  -----------

<S>                             <C>         <C>         <C>         <C>
Land Revenues:
  Gross sales of land           $     -     $1,586,657  $1,316,250  $ 4,353,157
  Less profit deferred until
    principal collections are
    received                          -           -           -         264,593
                                ----------  ----------  ----------  -----------
                                      -      1,586,657   1,316,250    4,088,564
Interest income                     11,196       6,239      42,454       11,783
Other income                        20,670         817      21,110          817
                                ----------  ----------  ----------  -----------
                                    31,866   1,593,713   1,379,814    4,101,164
                                ----------  ----------  ----------  -----------

Cost and expenses:
  Cost of sales                       -        662,145   1,075,801    2,651,335
  Selling, general and
    administrative expenses        120,872     299,106     427,376      799,794
  Interest                            -          7,748         793       46,551
  Depreciation and
    property taxes                  24,692      29,758      78,031      142,873
                                ----------  ----------  ----------- -----------
      Total costs and expenses     145,564     998,757   1,582,001    3,640,553
                                ----------  ----------  ----------- -----------

Net income (loss)               $ (113,698) $  594,956  $ (202,187) $   460,611
                                ==========  ==========  =========== ===========

Net income (loss) per unit      $    (0.03) $     0.13  $    (0.05) $      0.10
                                ==========  ==========  =========== ===========

Weighted average number of
  units outstanding              4,485,504   4,485,504   4,485,504    4,485,504
                                ==========  ==========  =========== ===========
</TABLE>

                        See notes to financial statements

<PAGE>

                  ROYAL PALM BEACH COLONY, LIMITED PARTNERSHIP
                            STATEMENTS OF CASH FLOWS
                       THREE MONTHS AND NINE MONTHS ENDED
                             JUNE 30, 2000 AND 1999
                                   (UNAUDITED)

<TABLE>
<CAPTION>
                              Three Months Ended          Nine Months Ended
                                   June 30,                   June 30,
                                2000        1999           2000        1999
                            -----------  ----------     ----------  ----------
Cash flows from operating
  activities:
<S>                         <C>          <C>            <C>         <C>
  Cash was received from:
    Collections on sales
     and receivables        $      -     $1,586,774     $1,328,750  $3,179,838
    Interest income              11,196       6,239         52,976      11,783
    Sale of utility system          -           -          379,363     438,572
    Other                         8,170         817          8,610         817
                            -----------  ----------     ----------  ----------
                                 19,366   1,593,830      1,769,699   3,631,010
                            -----------  ----------     ----------  ----------

  Cash was expended for:
    Selling, administrative
      and property taxes        138,062     642,375        603,505   1,452,452
    Interest paid (net of
      amounts capitalized)         -          7,748            793      46,551
    Improvements to property      2,077     173,921        111,442     404,848
                             ----------  ----------     ----------  ----------
                                140,139     824,044        715,740   1,903,851
                             ----------  ----------     ----------  ----------

Net cash provided by (used in)
   operating activities        (120,773)    769,786      1,053,959   1,727,159
                             ----------  ----------     ----------  ----------

Cash flow from investing
  activities:
  Purchase of property and
   equipment                       -           -            (9,182)       -
                             ----------  ----------     ----------  ----------

Net cash used in investing
 activities                        -           -            (9,182)       -
                             ----------  ----------     ----------  ----------

Cash flow from financing
  activities:
  Proceeds from mortgage
    notes payable, bank            -           -              -         17,800
  Payments on mortgage
    payable, bank                  -       (659,550)          -     (1,339,550)
  Partner distributions            -           -        (3,364,128)       -
                             ----------  ----------     ----------  ----------

     Net cash used in
      financing activities         -       (659,550)    (3,364,128) (1,321,750)
                             ----------  ----------     ----------  ----------

Net increase (decrease)
 in cash                       (120,773)    110,236     (2,319,351)    405,409

Cash, beginning of period       915,222     301,726      3,113,800       6,553
                             ----------  ----------     ----------  ----------

Cash, end of period          $  794,449  $  411,962     $  794,449  $  411,962
                             ==========  ==========     ==========  ==========
</TABLE>


                        See notes to financial statements
<PAGE>

                  ROYAL PALM BEACH COLONY, LIMITED PARTNERSHIP
                            STATEMENTS OF CASH FLOWS
                 RECONCILIATION OF NET INCOME (LOSS) TO NET CASH
                        PROVIDED BY OPERATING ACTIVITIES
            THREE MONTHS AND NINE MONTHS ENDED JUNE 30, 2000 AND 1999
                                   (UNAUDITED)
<TABLE>
<CAPTION>

                                 Three Months Ended         Nine Months Ended
                                      June 30,                  June 30,
                              -----------------------     ---------------------
                                 2000          1999         2000         1999
                              ----------    ---------     ---------   ---------

<S>                           <C>           <C>           <C>         <C>
Net income (loss)             $ (113,698)   $ 594,956     $(202,187)  $ 460,611
                              ----------    ---------     ---------   ---------

Adjustments to reconcile
  net income (loss) to
  net cash  provided by
  (used in) operating
  activities:

  Depreciation                       679          165         2,038         852
  Forfeited deposit on
   land sales                    (12,500)        -             -           -
Change in assets and
  liabilities:
    Increase in:
      Mortgage notes and
        other receivables           -              17          -       (595,254)
      Other assets               (37,012)     (37,814)      (31,995)     (2,842)
      Deposits on land sales        -             100                   125,100
     Decrease in:
      Mortgage notes and
        other receivables           (606)        -          400,188        -
      Property held for sale        (401)     622,958     1,000,220   2,411,426
      Accounts payable and
        accrued liabilities       42,765     (410,596)     (114,305)   (672,734)
                               ---------    ---------    ----------   ---------

Total Adjustments                 (7,075)     174,830     1,256,146   1,266,548
                               ---------    ---------    ----------   ---------

Net cash flow provided
 by (used in) operating
 activities                    $(120,773)   $ 769,786    $1,053,959  $1,727,159
                               =========    =========    ==========  ==========
</TABLE>

                       See notes to financial statements.

<PAGE>


                  ROYAL PALM BEACH COLONY, LIMITED PARTNERSHIP
                         NOTES TO FINANCIAL STATEMENTS
                       THREE MONTHS AND NINE MONTHS ENDED
                             JUNE 30, 2000 AND 1999

1.   Interim financial statements:

     The  accompanying  unaudited  financial  statements  have been  prepared in
     accordance with the instructions to Form 10-Q and do not include all of the
     information  and  footnotes  required  by  generally  accepted   accounting
     principles for complete financial statements. In the opinion of management,
     all  adjustments  (consisting  of  normal  recurring  accruals)  considered
     necessary for a fair presentation have been included. Operating results for
     the three  months and nine months  ended June 30, 2000 are not  necessarily
     indicative  of the results  that may be expected for the fiscal year ending
     September 30, 2000. These statements should be read in conjunction with the
     financial  statements  and notes thereto  included in the Company's  Annual
     Report on Form 10-K for the fiscal year ended September 30, 1999.

2.   Income tax:

     The  Partnership  has elected to continue  its  Partnership  status  beyond
     December  31,  1997,  by agreeing to pay an annual 3.5%  Federal tax on its
     gross income for Federal  income tax purposes  (principally  revenues  less
     cost of land sold). For the nine months ended June 30, 2000 and 1999, gross
     income for  Federal  tax  payments  is not  material  and  accordingly,  no
     provision for Federal taxes has been provided. The partners are required to
     include  in their  income  tax  returns  their  share of the  Partnership's
     taxable income or loss.

<PAGE>

                  ROYAL PALM BEACH COLONY, LIMITED PARTNERSHIP

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
                  FINANCIAL CONDITION AND RESULTS OF OPERATIONS
                                NINE MONTHS ENDED
                        June 30, 2000 AND June 30, 1999
                                   (UNAUDITED)

Results of Operations

NOTE: Since the Partnership's  activities consist principally of the sale of its
remaining properties,  and the timing of closing dates for such sales is usually
subject to contingencies  which often result in changes to such closing dates, a
comparison  of sales and income  results  from  comparable  periods in different
years is not considered meaningful.

During the nine month periods ended June 30, 2000 and 1999, the  Partnership had
net revenues totaling $1.379,814 and $4,101,164 respectively, and net a net loss
of  ($202,187)  or ($0.05)  per unit and a net profit of  $460,611  or $0.10 per
unit, respectively.  During the quarter ended June 30, 2000, the Partnership did
not  effect  any sales of its real  estate and its only  revenues  were  derived
primarily from interest and miscellaneous other income; during the corresponding
three months of fiscal 1999 net revenues were $1,593,713.

Cost of Sales

Cost of sales relates to the sales of land as discussed above.  This item varies
as a result of dissimilar profit margins and income  recognition  methods on the
various sales of land and buildings as discussed above. There were no sales, and
thus no costs of sale in the quarter  ended June 30, 2000 and  $662,145 in costs
of sales in the three months ended June 30, 1999. There were $4,353,157 of sales
during the nine months ended June 30, 1999 with cost of sales of $2,651,335  and
$1,316,250  of sales  during the nine  months  ended June 30,  2000 with cost of
sales of $1,075,801.

Selling, Administrative and Other Expenses

Selling, general and administrative expenses were $120,872 in the quarter ended
June 30, 2000, compared with $299,109 in the corresponding quarter of 1999, the
difference resulting principally from sales commissions in the 1999 quarter. In
the three month period ended June 30, 2000 no interest was charged to operations
because all indebtedness had been paid off; interest of $7,738 was charged in
the three months ended June 30, 1999.

Liquidity and Capital Resources

Cash  decreased  from  $3,113,800  at September 30, 1999 to $794,449 at June 30,
2000. See Financial Information - Statements of Cash Flows. The principal reason
for this decline was the payment in October 1999 of a cash  distribution to unit
holders aggregating $2,242,752 and an additional cash distribution of $1,121,376
in February of 2000. The  Partnership's  cash balances at any  particular  point
depend primarily on the timing of sales of its real estate,  which timing can be
affected by numerous  factors.  See  Financial  Information - Statements of Cash
Flows. During the current fiscal year, and based upon management's judgment that
ordinary operating expenses will not increase, the Partnership  anticipates that
cash flow and liquidity

<PAGE>

requirements will be satisfied by cash on hand. Future sales of land are subject
to conditions  which might not be  satisfied,  although the  Partnership  has no
present   knowledge   of   circumstances   which   would   render   likely   the
non-satisfaction of such conditions.

Affect of Land Sales on Future Cash Flow

The Partnership's future revenues will depend solely upon its ability to develop
and/or sell its remaining real estate,  and upon receipts from a prior sale of a
utility plant.  At June 30, 2000, the  Partnership  retained and was holding for
sale (1) a 50% interest in 3.2 acres of commercial  property in the  "Crestwood"
tract in the Village of Royal Palm Beach under option for sale for a price which
would generate gross proceeds to the Partnership of approximately  $400,000; (2)
a tract of 4.54 acres in the Village of Royal Palm Beach zoned for approximately
84  multi-family  residential  units,  as to which a contract  of sale for gross
proceeds of $350,000 was cancelled in May of 2000;  (3) 162 lots in the vicinity
of the Village of Royal Palm Beach zoned for  residential  use but presently the
subject of  litigation as to the  availability  of building  permits;  and (4) a
tract of approximately  20.86 acres in the Crestwood  multi-family  tract in the
Village of Royal Palm Beach.  This tract was  previously  under contract of sale
for $1,870,000,  which contract was cancelled during the quarter ended March 31,
2000.  A new contract for sale of this  property  was  thereupon  executed for a
gross purchase price of $2,197,250  but  subsequently  cancelled by the proposed
purchaser.

In 1983 the Partnership's  Predecessor Company sold to the Village of Royal Palm
Beach a water and sewage treatment system servicing the Village. Pursuant to the
agreement of sale ("Utility Contract"),  the Partnership was entitled to receive
annual payments through 2003 based on water consumption in the Village. To date,
the Partnership has received $6,639,000 based on water consumption. In addition,
the Partnership was entitled to receive  additional  payments to the Partnership
equal to 25% of any  "Guaranteed  Revenues"  (payment  by  developers  to secure
guaranteed  allocations of plant capacity) collected by the Village to a maximum
payment of $500,000,  of which $331,000 has already been received.  Although the
Partnership could theoretically  receive an additional  $4,261,000 in contingent
payments based on water consumption under the Utility Contract, it is considered
unlikely that the rate of new  construction  or water  consumption  in such area
will be sufficient to enable the  Partnership to receive the full amount of such
payments prior to the expiration of the contingent payment term.

The partnership  has declared  aggregate  distributions  of $7.25 per unit since
inception  through  June 30,  2000.  An  aggregate  of  $6.50  per unit had been
distributed  through  December  16,  1992,  and no  further  distributions  were
declared until October 27, 1999,  when a distribution of fifty cents ($0.50) per
unit  was  declared.  On  February  17,  2000  an  additional   distribution  of
twenty-five cents ($0.25) per unit was declared. Total net cash flow which might
become available for additional  distributions is unpredictable due to uncertain
conditions in the South  Florida real estate  market in which the  Partnership's
remaining  real  estate is  located,  and  competition  from  other  owners  and
developers of real estate in the South Florida  market.  These  conditions  will
continue to affect the realizable  value of the  Partnership's  remaining  land,
including  decisions by parties  holding  options on the  Partnership's  land to
exercise  such  options  in whole or in part.  The rate of  construction  in the
Village of Royal Palm Beach could also  significantly

<PAGE>

affect future payments to the Partnership  under the Utility Contract  described
in the preceding paragraph.

Environmental Matters

There are no  environmental  contingencies  in respect of the Partnership or its
properties.  Use of all of the Partnership's properties is subject to compliance
with state and county land use regulations  relating to  environmental  matters,
which the  Partnership  takes  into  account  in  considering  the values of its
properties.

Income Taxes

The Partnership,  pursuant to the transitional grandfather rules of the Internal
Revenue Code dealing with publicly traded partnerships, reported its income as a
Partnership for taxable years through  December 31, 1997. The application of the
grandfather  rules  terminated for taxable years  commencing  after December 31,
1997. Under the Taxpayer Relief Act of 1997, a publicly traded  partnership that
is currently  governed by this  provision may elect to continue its  Partnership
tax status  beyond  December  31, 1997 by agreeing to pay an annual 3.5% Federal
Tax on its gross income for federal  income tax purposes  (principally  revenues
less tax cost of land  sold).  The  Partnership  has  elected  to  continue  its
Partnership status beyond December 31, 1997. No provision for federal income tax
has been made for the nine months ended June 30, 2000 and 1999.



              PART II - OTHER INFORMATION

     (a)   Exhibits -  None

     (b)   Reports on Form 8-K - None

<PAGE>



                                   SIGNATURES

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


                          ROYAL PALM BEACH COLONY,
                          LIMITED PARTNERSHIP


                          By: Stein Management Company, Inc.
                          Managing General Partner

DATE: August 11, 2000     By: /s/ Irving Cowan
                          ------------------------------
                          Irving Cowan, President