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, 2002

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

for the transition period from ______________ to ________________.

Commission File Number 2-90168



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.

           The information required by Rule 10-01 of Regulation S-X is
included in the Quarterly Report to the Limited Partners of Registrant for
the period ended September 30, 2002, which is attached hereto as Exhibit "20"
and incorporated herein by this reference.

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

         Registrant incorporates by this reference its Quarterly Report to
Limited Partners for the period ended September 30, 2002.

PART II - OTHER INFORMATION

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, 2002.
          (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, 2002             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, 2002             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





                                October 31, 2002

		QUARTERLY REPORT TO THE LIMITED PARTNERS
                        OF DSI REALTY INCOME FUND IX


DEAR LIMITED PARTNERS:

We  are  pleased  to  enclose  the  Partnership's  unaudited  financial
statements  for  the  period  ended  September 30, 2002.  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, 2002  and  2001, total
revenues decreased 2.1% from $805,170 to $787,933 and total expenses decreased
3.6% from $450,307 to $434,102 and other income decreased from $783 to $224.
Minority interest in income of real estate joint venture decreased 8.6% from
$39,652 to $36,115.  As a result, net income increased 0.6% from $315,994 to
$317,940 for the three-month period ended September 30, 2002, as compared to
the same period in 2001.  Rental  revenue  decreased as a  result of  lower
occupancy rates.  Occupancy levels for the  Partnership's  six  mini-storage
facilities averaged 83.3% for the three-month period ended September 30, 2002
as compared to 87.8% for the same period in 2001.  The Partnership is con-
tinuing its marketing efforts to attract and keep new tenants in its various
mini-storage facilities.  Operating expenses decreased approximately $20,000
(5.0%) due primarily to a decrease in maintenance and expense, partially off-
set by increases in workers compensation insurance and postage expenses.
General and administrative expenses increased approximately $3,800 (8.2%)
primarily as a result of an increase in equipment and computer lease expense.
Minority interest in income of real estate joint venture decreased as a result
of lower rental revenue at that facility.

For the nine-month periods ended September 30, 2002, and 2001, total revenues
decreased 1.3% from $2,391,231 to $2,359,578 and total expenses increased 4.8%
from $1,324,117 to $1,387,028 and other income decreased from $2,965 to $635.
Minority interest in income of real estate joint venture decreased 15.9% from
$126,136 to $106,042.  As a result, net income decreased 8.1% from $943,943
to $867,143 for the nine-month period ended September 30, 2002, as compared
to the same period in 2001.  Rental revenue decreased as a result of lower
occupancy rates.  Operating expenses increased approximately $35,400 (3.1%)
due primarily to increases in advertising, telephone, legal and professional,
office supplies, salaries and wages, workers compensation insurance, security
alarm services, travel and postage expenses, partially offset by decreases in
repair and maintenance and power and sweeping expenses. Power and sweeping
expenses decreased as the substantial snow removal costs, associated with
heavy snowfalls in area of Illinois and Michigan where Partnership facilities
are located, were not incurred in the current period.  General and administra-
tive expenses increased approximately $27,600 (15.4%) as a result of increases
in legal and  professional and  equipment and  computer lease expenses.  The
decrease in   minority interest in  income of  real estate joint venture was
discussed above.

On April 5, 2002, the General Partners received a copy of a hostile tender
offer from MacKenzie Patterson, Inc. and associated corporations and limited
partnerships to purchase all of the Units in the Partnership.  This offer was
also filed with the Securities and Exchange Commission on the same date. The
General Partners have determined that the hostile tender offer was not in the
best interests of the Limited Partners, that the tender offer was grossly in-
adequate given the performance history of the Limited Partnership and the
inherent value of the Units, and recommended that the Limited Partners reject
the hostile tender offer and not tender their Units pursuant thereto. The
offer was subsequently increased and extended to June 30, 2002 and again to
July 22, 2002.  The General Partners' initial determination regarding the
offer has not changed. Prior to the expiration date of the offer, Limited
Partners tendered 22 Units representing 0.072% of the outstanding Units of
the Partnership.

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  Limited
Partners  to  remain  at  the  current  level  for the  foreseeable future.

We are not enclosing a copy of the Partnership Form 10-Q as filed with the
Securities and Exchange Commission since all the information set forth
therein is contained either in this letter or in the attached financial
statements. However, if you wish to receive a copy of said report, please
send a written request to DSI Realty Income Fund IX, P.O. Box 357, Long
Beach, California 90801.

                              Very truly yours,

                              DSI REALTY INCOME FUND IX
                              By: DSI Properties, Inc., as
                              General Partner



                              By  /s/ Robert J. Conway
                                  ____________________________
                                 ROBERT J. CONWAY, President



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


CONSILIDATED BALANCE SHEETS(UNAUDITED)
SEPTEMBER 30, 2002 AND DECEMBER 31, 2001



                                       September 30,      December 31,
                                            2002             2001

ASSETS

CASH AND CASH EQUIVALENTS                $  895,231       $  633,503
PROPERTY, Net                             4,423,652        4,745,825
OTHER ASSETS                                 90,597           93,384

TOTAL                                    $5,409,480       $5,472,712

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                              $  725,157       $  724,084

MINORITY INTEREST IN
REAL ESTATE JOINT VENTURE                   180,302          181,660

PARTNERS' EQUITY(DEFICIT):
     General Partners                       (92,401)         (91,771)
     Limited Partners                     4,596,422        4,658,739

  Total partners' equity                  4,504,021        4,566,968

TOTAL                                    $5,409,480       $5,472,712

See accompanying notes to financial statements(unaudited).


CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2002 AND 2001



                                       September 30,    September 30,
                                           2002             2001
REVENUES:

Rental                                   $  787,933       $  805,170

EXPENSES:

Operating                                   383,859          403,852
General and administrative                   50,243           46,455
     Total expenses                         434,102          450,307

OPERATING INCOME                            353,831          354,863

OTHER INCOME
  Interest                                      224              783

INCOME BEFORE EQUITY IN INCOME
   OF REAL ESTATE JOINT VENTURE             354,055          355,646

MINORITY INTEREST IN INCOME
   OF REAL ESTATE JOINT VENTURE             (36,115)         (39,652)

NET INCOME                               $  317,940       $  315,994


AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  314,761       $  312,834
    General partners                          3,179            3,160

TOTAL                                    $  317,940       $  315,994

NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $    10.26       $    10.19


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

See accompanying notes to financial statements(unaudited).


CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2002 AND 2001




                                      September 30,     September 30,
                                           2002             2001

REVENUES:

Rental                                 $2,359,578       $2,391,231

EXPENSES:
Operating                               1,180,256        1,144,899
General and Administrative                206,772          179,218
Total Expenses                          1,387,028        1,324,117

OPERATING INCOME                          972,550        1,067,114

OTHER INCOME
   Interest                                   635            2,965

INCOME BEFORE MINORITY INTEREST
IN INCOME OF REAL ESTATE
JOINT VENTURE                             973,185        1,070,079

MINORITY INTEREST IN INCOME OF REAL
ESTATE JOINT VENTURE                     (106,042)        (126,136)

NET INCOME                               $867,143         $943,943


AGGREGATE NET INCOME ALLOCATED TO:
Limited Partners                          858,472          934,504
General Partners                            8,671            9,439

TOTAL                                     867,143          943,943

NET INCOME PER LIMITED
PARTNERSHIP UNIT                           $27.97           $30.45

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

See accompanying notes to financial statements(unaudited).


CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS'
EQUITY (DEFICIT)(UNAUDITED) FOR THE NINE
MONTHS ENDED SEPTEMBER 30, 2002 AND 2001



                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL



BALANCE AT JANUARY 1, 2002            ($91,771)     $4,658,739   $4,566,968

NET INCOME                               8,671         858,472      867,143
DISTRIBUTIONS                           (9,301)       (920,789)    (930,090)

BALANCE AT SEPTEMBER 30, 2002         ($92,401)     $4,596,422   $4,504,021



See accompanying notes to consolidated financial statements(unaudited).


CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2002 AND 2001


                                    September 30,     September 30,
                                        2002              2001


CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 867,143       $ 943,943

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

     Depreciation                        322,173         313,610
     Minority interest in income
       of real estate joint venture      106,042         126,136
     Changes in assets and
      	liabilities:

     Decrease(increase)in other assets     2,787          (9,000)
     Increase(decrease)in liabilities      1,073          (5,874)

Net cash provided by
  operating activities                 1,299,218       1,368,815

CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (930,090)       (930,090)
     Distributions paid to
       minority interest in
       real estate joint venture        (107,400)       (121,200)
Net cash used in financing activities (1,037,490)     (1,051,290)

NET INCREASE IN CASH AND
   CASH EQUIVALENTS                      261,728         317,525

CASH AND CASH EQUIVALENTS:

     At beginning of period              633,503         509,410
     At end of period                  $ 895,231        $826,935


See accompanying notes to financial statements(unaudited).


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  accompanying consolidated  financial  information as of September 30,
2002, and for the periods ended September 30, 2002, and 2001 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.  As of September 30, 2002, the total cost and accumulated
depreciation of the mini-storage facilities are as follows:



        Land                                 $  2,729,790
        Buildings and equipment                11,052,387
        Total                                  13,782,177
        Less: Accumulated Depreciation        ( 9,358,526)
        Property - Net                       $  4,423,651




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.   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
Partnership's President and the Chief Executive Officer. These disclosure
controls and procedures are designed to ensure that the information required
to be disclosed by the Partnership in its periodic reports filed with the
Securities and Exchange Commission (the "Commission") is recorded, processed,
summarized and reported, within the time periods specified by the Commission's
rules and forms, and that the information is communicated to the certifying
officers on a timely basis. Based on this evaluation, the Partnership con-
cluded 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 significantly affect the internal controls subsequent to
the date of their evaluation.


DSI REALTY INCOME FUND IX
Form 10-Q

CERTIFICATION

Each of the undersigned hereby certifies in his capacity as an officer of
DSI Properties, Inc. (corporate General Partner) of DSI REALTY INCOME FUND IX
(the "Partnership") that the Quarterly Report of the Partnership on Form 10-Q
for the periods ended September 30, 2002 fully complies with the requirements
of Section 13(a) of the Securities and Exchange Act of 1934 and that inform-
ation contained in such report fairly presents, in all material respects, the
financial condition of the Partnership at the end of such periods and the
results of operations of the Partnership for such periods.



     ROBERT J. CONWAY, CEO                  RICHARD P. CONWAY, VP



      CERTIFICATIONS


I, Robert 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 covered 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-14 and 15d-14) for the registrant and have:

    a)  designed such disclosure controls and procedures to ensure that
    material information relating to the registrant, including its consoli-
    dated 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 as of a date within 90 days prior to the filing date of
    this quarterly report (the "Evaluation Date"); and

    c)  presented in this quarterly report our conclusions about the effec-
    tiveness of the disclosure controls and procedures based on our evalu-
    ation as of the Evaluation Date;

5.  The registrant's other certifying officers and I have disclosed, based on
our most recent evaluation, to the registrant's auditors and the audit com-
mitee of registrant's board of directors (or persons performing the equivalent
functions):

    a)  all significant deficiencies in the design or operation of internal
    controls which could adversely affect the registrant's ability to record,
    process, summarize and report financial data and have identified for the
    registrant's auditors any material weaknesses in internal controls; and

    b)  any fraud, whether or not material, that involves management or other
    employees who have a significant role in the registrant's internal controls;
    and

6.  The registrant's other certifying officers and I have indicated in this
quarterly report whether there were significant changes in internal controls
or in other factors that could significantly affect internal controls sub-
sequent to the date of our most recent evaluation, including any corrective
actions with regard to significant deficiencies and materinal weaknesses.

Date:  November, 2002



Robert Conway
President


      CERTIFICATIONS


I, Richard 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 covered 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-14 and 15d-14) for the registrant and have:

    a)  designed such disclosure controls and procedures to ensure that
    material information relating to the registrant, including its consoli-
    dated 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 as of a date within 90 days prior to the filing date of
    this quarterly report (the "Evaluation Date"); and

    c)  presented in this quarterly report our conclusions about the effec-
    tiveness of the disclosure controls and procedures based on our evalu-
    ation as of the Evaluation Date;

5.  The registrant's other certifying officers and I have disclosed, based on
our most recent evaluation, to the registrant's auditors and the audit com-
mitee of registrant's board of directors (or persons performing the equivalent
functions):

    a)  all significant deficiencies in the design or operation of internal
    controls which could adversely affect the registrant's ability to record,
    process, summarize and report financial data and have identified for the
    registrant's auditors any material weaknesses in internal controls; and

    b)  any fraud, whether or not material, that involves management or other
    employees who have a significant role in the registrant's internal controls;
    and

6.  The registrant's other certifying officers and I have indicated in this
quarterly report whether there were significant changes in internal controls
or in other factors that could significantly affect internal controls sub-
sequent to the date of our most recent evaluation, including any corrective
actions with regard to significant deficiencies and materinal weaknesses.

Date:  November, 2002



Richard Conway
Vice President