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

                                       OR

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


Commission file number:  0-17695


                           HEALTHCARE PROPERTIES, L.P.
                           ---------------------------
             (Exact name of Registrant as specified in its charter)


                  DELAWARE                                  62-1317327
                  --------                                  ----------
      (State or other jurisdiction of                   (I.R.S. Employer
       incorporation or organization)                 Identification Number)


              14160 Dallas Parkway, Suite 300, Dallas, Texas 75254
              ----------------------------------------------------
                     (Address of principal executive office)


                                 (972) 770-5600
                                 --------------
              (Registrant's telephone number, including area code)


         Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the  Securities  Exchange  Act of
1934  during  the  preceding  12 months  (or for such  shorter  period  that the
registrant was required to file such reports),  and (2) has been subject to such
filing requirements for at least the past 90 days.   YES x   NO
                                                        ----   ----


<PAGE>


PART I.  FINANCIAL INFORMATION

Item 1.  Financial Statements

                  HEALTHCARE PROPERTIES, L.P. AND SUBSIDIARIES
                        (A Delaware Limited Partnership)

                           CONSOLIDATED BALANCE SHEETS
<TABLE>
<CAPTION>


                                                                          September 30, 2002       December 31, 2001
                                                                              (Unaudited)              (Audited)
<S>                                                                        <C>                     <C>

ASSETS

Cash and cash equivalents                                                  $        803,942        $      1,694,546

Accounts receivable, less allowance for doubtful
  accounts of $648,698 in 2002 and $652,212 in 2001                                       -                  89,185

Prepaid expenses                                                                      1,106                        -

Assets held for sale, at the lower of carrying value or
  fair value less estimated costs to sell                                         1,363,652               1,863,652

Property and improvements, net                                                          646               3,272,204
                                                                           ----------------        ----------------

          Total assets                                                     $      2,169,346        $      6,919,587
                                                                           ================        ================

LIABILITIES AND PARTNERSHIP EQUITY

Accounts payable and accrued expenses                                      $         95,214        $        175,001

Operating facility accounts payable                                                       -                   3,345

Security deposits                                                                         -                 101,247

Mortgage loans payable                                                                    -               1,123,389
                                                                           ----------------        ----------------
          Total liabilities                                                          95,214               1,402,982
                                                                           ----------------        ----------------
Partnership equity (deficit):
  Limited partners (4,148,325 units outstanding in 2002 and 2001)
                                                                                  2,103,609               5,550,910
  General partner                                                                   (29,477)                (34,305)
                                                                           ----------------        ----------------
          Total partnership equity                                                2,074,132               5,516,605
                                                                           ----------------        ----------------
          Total liabilities and partnership equity                          $     2,169,346        $      6,919,587
                                                                           ================        ================
</TABLE>

                       See notes to financial statements


                                       1
<PAGE>




                  HEALTHCARE PROPERTIES, L.P. AND SUBSIDIARIES
                        (A Delaware Limited Partnership)

                        CONSOLIDATED STATEMENTS OF INCOME
                                   (Unaudited)
<TABLE>
<CAPTION>

                                                                                  Three months ended
                                                                   September 30, 2002            September 30, 2001
<S>                                                                   <C>                          <C>

Revenues:
   Rental                                                             $             -              $       916,291
   Net patient services                                                        15,255                      146,696
                                                                      ----------------             ----------------
                                                                               15,255                    1,062,987
                                                                      ----------------             ----------------

Expenses:
   Facility operating expenses                                                      -                      615,224
   Depreciation                                                                    83                      101,741
   Write-down of asset held for sale to
      estimated net realizable value                                          500,000                            -
   Administrative and other                                                   132,103                      101,647
   Bad debts                                                                        -                      153,083
                                                                      ----------------             ----------------
                                                                              632,186                      971,695
                                                                      ----------------             ----------------
       (Loss) income from operations                                         (616,931)                      91,292
                                                                      ----------------             ----------------


Other income (expenses):
   Gain on disposition of property                                                  -                    2,444,448
   Interest income                                                              6,538                       48,089
   Interest expense                                                                 -                      (88,698)
   Amortization                                                                     -                      (15,977)
                                                                      ----------------             ----------------
                                                                                6,538                    2,387,862
                                                                      ----------------             ----------------
(Loss) income before extraordinary item                                      (610,393)                   2,479,154
Extraordinary loss on disposition of
    operating property                                                              -                     (434,199)
                                                                      ----------------             ----------------
         Net (loss) income                                            $      (610,393)             $     2,044,955
                                                                      ================             ================
Allocation of net (loss) income
   Limited partner                                                    $      (598,185)             $     1,917,572
   General partner                                                            (12,208)                     127,383
                                                                      ----------------             ----------------
                                                                      $      (610,393)             $     2,044,955
                                                                      ================             ================
Basic per limited partnership unit calculations:
   (Loss) income before extraordinary item                            $          (.14)             $           .56
   Extraordinary loss                                                               -                         (.10)
                                                                      ----------------             ----------------
   Net (Loss) income                                                  $          (.14)             $           .46
                                                                      ----------------             ----------------
   Distributions                                                      $           .43              $          2.04
                                                                      ================             ================

WEIGHTED AVERAGE NUMBER OF UNITS                                            4,148,325                    4,148,325
                                                                      ================             ================
</TABLE>

                        See Notes to financial statements

                                       2
<PAGE>



                  HEALTHCARE PROPERTIES, L.P. AND SUBSIDIARIES
                        (A Delaware Limited Partnership)

                        CONSOLIDATED STATEMENTS OF INCOME
                                   (Unaudited)
<TABLE>
<CAPTION>

                                                                                   Nine months ended
                                                                   September 30, 2002            September 30, 2001
<S>                                                                   <C>                          <C>

Revenues:
   Rental                                                             $        37,071              $     3,053,044
   Net patient services                                                        15,255                    2,995,552
                                                                      ---------------              ---------------
                                                                               52,326                    6,048,596
                                                                      ---------------              ---------------

Expenses:
   Facility operating expenses                                                      -                    3,255,203
   Depreciation                                                                13,610                      369,735
   Write-down of asset held for sale to
       estimated net realizable value                                         500,000                            -
   Administrative and other                                                   434,994                      616,016
   (Recoveries) bad debts                                                      (3,514)                     670,542
                                                                      ---------------              ---------------
                                                                              945,090                    4,911,496
                                                                      ---------------              ---------------
       (Loss) income from operations                                         (892,764)                   1,137,100
                                                                      ---------------              ---------------

Other income (expenses):
   Gain on disposition of property                                          2,283,193                    2,444,448
   Interest income                                                             28,827                      245,012
   Other income                                                                63,498                            -
   Interest expense                                                           (11,234)                    (325,543)
   Amortization                                                                     -                      (50,070)
                                                                      ---------------              ---------------
                                                                            2,364,284                    2,313,847
                                                                      ---------------              ---------------
Income before extraordinary item                                            1,471,520                    3,450,947

Extraordinary loss on disposition
   of operating property                                                            -                     (434,199)
                                                                      ---------------              ----------------
         Net income                                                   $     1,471,520              $     3,016,748
                                                                      ===============              ===============

Allocation of net income
   Limited partner                                                    $     1,452,699              $     2,869,929
   General partner                                                             18,821                      146,819
                                                                      ---------------              ---------------
                                                                      $     1,471,520              $     3,016,748
                                                                      ===============              ===============
Basic per limited partnership unit calculations:
   Income before extraordinary item                                   $           .35              $           .79
   Extraordinary loss                                                               -                         (.10)
                                                                      ---------------              ---------------
   Net income                                                         $           .35              $           .69
                                                                      ===============              ===============
   Distributions                                                      $          1.18              $          3.22
                                                                      ===============              ===============

WEIGHTED AVERAGE NUMBER OF UNITS                                            4,148,325                    4,148,325
                                                                      ===============              ===============

</TABLE>

                        See notes to financial statements

                                       3
<PAGE>



                  HEALTHCARE PROPERTIES, L.P. AND SUBSIDIARIES
                        (A Delaware Limited Partnership)

             CONSOLIDATED STATEMENTS OF PARTNERSHIP EQUITY (DEFICIT)
                                   (Unaudited)

<TABLE>
<CAPTION>

                                                      Limited             General
                                                      Partners            Partners               Total
                                                      --------            --------               -----
<S>                                                <C>                 <C>                  <C>



EQUITY (DEFICIT) at
   January 1, 2002                                 $    5,550,910      $    (34,305)        $    5,516,605

Distributions                                          (4,900,000)          (13,993)            (4,913,993)

Net Income - nine months ended
   September 30, 2002                                   1,452,699            18,821              1,471,520
                                                   ---------------     -------------        ---------------
EQUITY (DEFICIT) at
   September 30, 2002                              $    2,103,609      $    (29,477)        $    2,074,132
                                                   ===============     =============        ===============




</TABLE>









                        See notes to financial statements

                                       4
<PAGE>


HEALTHCARE PROPERTIES, L.P. AND SUBSIDIARIES
                        (A Delaware Limited Partnership)

                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                                   (Unaudited)
<TABLE>
<CAPTION>

                                                                                             Nine months ended
                                                                               September 30, 2002         September 30, 2001
                                                                               ------------------         ------------------
<S>                                                                               <C>                        <C>

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net income                                                                     $   1,471,520              $   3,016,748
   Adjustments to reconcile net income to
     net cash (used in) provided by operating activities:
         Write-down of asset for sale to estimated
             net realizable value                                                       500,000                          -
         (Recoveries) bad debts                                                          (3,514)                   670,542
         Depreciation and amortization                                                   13,610                    419,805
         Gain on disposition of property, net                                        (2,283,193)                (2,444,448)
         Extraordinary loss on disposition of
             operating property                                                               -                    434,199
         Changes in assets and liabilities:
             Accounts receivable                                                         92,699                   (411,666)
             Prepaid expenses                                                            (1,106)                    15,200
             Deferred charges                                                                 -                   (165,000)
             Accounts payable &
               accrued expenses                                                         (83,133)                  (402,556)
                  Security deposits                                                    (101,247)                   100,357
                                                                                  --------------             --------------
                    NET CASH (USED IN) PROVIDED BY
                    OPERATING ACTIVITIES                                               (394,364)                 1,233,181
                                                                                  --------------             --------------
CASH FLOWS FROM INVESTING ACTIVITIES:
       Proceeds from sale of property                                                 4,417,753                  3,830,941
       Purchases of property and improvement                                                  -                    (20,500)
                                                                                  --------------             --------------
                    NET CASH PROVIDED BY
                    INVESTING ACTIVITIES                                              4,417,753                  3,810,441
                                                                                  --------------             --------------

CASH FLOWS FROM FINANCING ACTIVITIES:
       Payments on mortgage loans payable                                                     -                    (70,580)
       Distributions                                                                 (4,913,993)               (13,552,041)
                                                                                  --------------             --------------
                    NET CASH USED IN
                    FINANCING ACTIVITIES                                             (4,913,993)               (13,622,621)
                                                                                  --------------             --------------

NET DECREASE IN CASH
AND CASH EQUIVALENTS                                                                   (890,604)                (8,578,999)

CASH AND CASH EQUIVALENTS
   Beginning of Period                                                                1,694,546                 13,514,255
                                                                                  --------------             --------------

CASH AND CASH EQUIVALENTS
   End of Period                                                                  $     803,942              $   4,935,256
                                                                                  ==============             ==============

CASH PAID FOR INTEREST                                                            $      22,304              $     344,773
                                                                                  ==============             ==============

</TABLE>

                        See notes to financial statements

                                       5
<PAGE>



                  HEALTHCARE PROPERTIES, L.P. AND SUBSIDIARIES
                        (A Delaware Limited Partnership)

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                           September 30, 2002 and 2001
                                   (Unaudited)

A.       ACCOUNTING POLICIES

The accompanying unaudited condensed consolidated financial statements have been
prepared in accordance with generally accepted accounting principles for interim
financial  information and with the  instructions to Form 10-Q and Article 10 of
Regulation  S-X.  Accordingly,  they do not include all of the  information  and
notes  required  by  generally  accepted  accounting   principles  for  complete
consolidated financial statements. In the opinion of management, all adjustments
considered  necessary have been included.  Operating results are not necessarily
indicative of the results that may be expected for the year ending  December 31,
2002. The unaudited condensed  consolidated  financial statements should be read
in conjunction with the consolidated  financial statements and the notes thereto
included in Registrant's  annual report on Form 10-K for the year ended December
31, 2001.

Net  income  (loss) of  Registrant  and  taxable  income  (loss)  are  generally
allocated  98  percent to the  limited  partners  and 2 percent  to the  general
partner.  The net income of  Registrant  from the  disposition  of a property is
allocated  (i) to partners  with deficit  capital  accounts on a pro rata basis,
(ii) to limited partners until they have been paid an amount equal to the amount
of their Adjusted  Investment,  as defined,  (iii) to the limited partners until
they  have  been  allocated  income  equal  to  their  12  percent   Liquidation
Preference,  and (iv)  thereafter,  80 percent to the  limited  partners  and 20
percent to the general partner.  The net loss of Registrant from the disposition
of a property is allocated (i) to partners with positive  capital  accounts on a
pro rata basis and (ii)  thereafter,  98 percent to the limited  partners  and 2
percent  to the  general  partner.  Distributions  of  available  cash  flow are
generally  distributed  98 percent to the limited  partners and 2 percent to the
general partner, until the limited partners have received an annual preferential
distribution,  as defined.  Thereafter,  available  cash flow is  distributed 90
percent to the limited partners and 10 percent to the general partner.


B.       TRANSACTIONS  WITH THE GENERAL  PARTNER AND  AFFILIATES  OF THE GENERAL
         PARTNER

Personnel  working at the Cambridge  facility and certain home office  personnel
who perform  services for the Registrant are employees of Capital Senior Living,
Inc. ("CSL"),  the managing agent of Registrant.  Registrant  reimburses CSL for
the salaries, related benefits, and overhead reimbursements of such personnel as
reflected  in the  accompanying  condensed  consolidated  financial  statements.
Reimbursements  and fees paid to  Capital  Realty  Group  Senior  Housing,  Inc.
("CRGSH" or the "General Partner") and CSL are as follows:
<TABLE>
<CAPTION>

                                                                       Nine months ended
                                                         September 30, 2002         September 30, 2001
                                                         ------------------         ------------------
<S>                                                        <C>                         <C>

Salary and benefit reimbursements                          $            -              $    2,450,174
Administrative reimbursements                                      77,792                     148,441
Property management fees                                                -                     208,708
General partner fees                                                  371                      53,891
                                                           ---------------             ---------------
                                                           $       78,163              $    2,861,214
                                                           ===============             ===============
</TABLE>

In connection with the sale of the  Hearthstone and Trinity Hills  facilities in
the first quarter of 2002,  the General  Partner was paid fees of $174,000 or 3%
of the sales proceeds as allowed in the Partnership Agreement.

Currently,  Capital  Senior Living  Properties,  Inc.,  formerly an affiliate of
CRGSH,  holds  approximately 57 percent of the outstanding  units of Registrant.
Registrant  is  included in the  consolidated  financial  statements  of Capital

                                       6
<PAGE>

Senior Living  Properties,  Inc. and its parent  company,  Capital Senior Living
Corporation,  a public  company  that files  with the  Securities  and  Exchange
Commission.

On June 10, 1998,  the sole owner of the General  Partner,  Capital Realty Group
Corporation,  sold  all of its  shares  of  CRGSH  common  stock  to  Retirement
Associates,  Inc.  ("Associates").  Mr.  Robert  Lankford  is the  President  of
Associates  and  has  brokered  and  continues  to  broker  real  estate  as  an
independent contractor with Capital Realty Group Corporation and its affiliates.


C.       DISPOSITION OF PROPERTIES

The Hearthstone  facility was sold on January 1, 2002 for $4,000,000,  resulting
in a gain on sale of  $1,777,113  and net  cash  proceeds  of  $2,641,003  after
payment of settlement costs. The Trinity Hills facility was sold on February 28,
2002 for  $1,800,000,  resulting in a gain of $506,079 and net cash  proceeds of
$1,747,323 after payment of settlement costs.

During the third quarter of 2001, the Registrant sold its Cambridge facility and
its remaining Cedarbrook house for net proceeds of $3,644,457 and a gain on sale
of $2,444,448.  During 2001, the lessee of the McCurdy facility defaulted on its
minimum lease payment.  The Registrant attempted to work with the current lessee
to stabilize its census, but was unable to do so. The facility was foreclosed by
the  lender  on  September  11,  2001,  resulting  in an  extraordinary  loss of
$434,199.

D.       VALUATION OF RENTAL PROPERTY

Generally accepted  accounting  principles require that the Registrant  evaluate
whether an event or  circumstance  has  occurred  that would  indicate  that the
estimated undiscounted future cash flows of its properties,  taken individually,
will be less than the  respective  net book value of the  properties.  If such a
shortfall  exists,  then a write-down to fair value is recorded.  The Registrant
performs such  evaluations on an on-going  basis.  During the three months ended
September  30,  2002,  based on the  Registrant's  evaluation  of its  remaining
property,  The Crenshaw Creek, the Registrant recorded a $500,000 write-down due
to a reduction in estimated net realizable value.


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

Liquidity and Capital Resources

Registrant commenced an offering to the public on August 31, 1987, of depository
units  representing  beneficial  assignments  of limited  partnership  interests
("Units").  On  October  14,  1987,  Registrant  commenced  operations,   having
previously accepted subscriptions for more than the specified minimum of 120,000
Units.  As of August 30, 1989, the offering was closed except for Units for sale
to existing investors under the terms of a distribution reinvestment plan. As of
September 30, 1995,  Registrant had sold Units aggregating  approximately  $43.4
million. Due to the suspension of the distribution reinvestment plan, Registrant
does not anticipate any additional inflow of investment.

All of  the  net  proceeds  of  the  offering  were  originally  invested  in 12
properties or used for working capital reserves.  Registrant  partially financed
the acquisition of eight of its original properties with non-recourse debt. Four
properties were initially  unleveraged.  As of September 30, 2002, eleven of the
original  twelve  properties  had either been sold or deeded back to the lender,
leaving Registrant one unleveraged property,  the Crenshaw Creek facility. As of
September 30, 2002,  the Crenshaw  Creek facility is classified as an asset held
for sale.

Potential  sources of liquidity for Registrant  include current holdings of cash
and cash equivalents,  collection of outstanding receivables on previously owned
facilities  which are fully  reserved as of September  30, 2002,  collection  on
defaulted  rent and/or damage  settlements  related to leases in default,  and a
potential sale of Registrant's remaining asset.

As of September 30, 2002,  Registrant had cash and cash equivalents  aggregating
$803,942.  The cash  and cash  equivalents  will be used  for  working  capital,
emergency reserves, and future potential cash distributions.

                                       7
<PAGE>



Registrant's  general policy is to maintain sufficient cash and cash equivalents
to address continuing  maintenance  expenditures on its remaining asset.  Future
cash  distributions  will be dependent on the sale of its remaining asset.  Cash
and sale  distributions  of $4,913,993  and  $13,552,041  were made for the nine
months  ended  September  30,  2002 and 2001  respectively.  The  Units  are not
publicly  traded  and as a  result  the  liquidity  of  each  Limited  Partner's
individual investment is limited.

Results of Operations

Discussion of Nine Months and Three Months Ended September 30, 2002

Rental  revenues  for  the  nine  months  ended  September  30,  2002  decreased
$3,015,973 from the comparable  nine months ended September 30, 2001,  primarily
due to the sale of the Hearthstone and Trinity Hills facilities  during the nine
months ended  September  30,  2002.  Net patient  services  revenue for the nine
months ended September 30, 2002 decreased  $2,980,297 from the nine months ended
September 30, 2002 primarily due to the sale of the Cambridge facility in August
2001.  Interest  income for the nine months ended  September 30, 2002  decreased
$216,185  from the  nine  months  ended  September  30,  2001  primarily  due to
decreasing cash available for  investment.  Other income of $63,498 was received
during  the  first   quarter   ended  March  31,  2002  due  to  payment  of  an
administrative  claim  on the  Cambridge  facility.  A gain  of  $2,283,193  was
recognized  during the first quarter ended March 31, 2002 due to the sale of the
Hearthstone  and Trinity Hills  facilities.  A gain of $2,444,448 was recognized
during  the  third  quarter  ended  September  30,  2001  due to the sale of the
Cambridge facility and the remaining Creekbrook house.

Facility  operating  expenses  for the nine  months  ended  September  30,  2002
decreased by $3,255,203  from the  comparable  2001 period  primarily due to the
sale of the Cambridge facility. Depreciation for the nine months ended September
30, 2002,  decreased $356,125 from the comparable 2001 period due to the sale of
the Hearthstone and Trinity Hills facilities.  During the third quarter of 2002,
the Registrant  recorded a $500,000  write-down on the Crenshaw  property to its
estimated net realizable value.  Administrative  expenses decreased $181,022 for
the nine months ended  September 30, 2002 in comparison to 2001 due to decreased
management fees. Bad debt expense  decreased  $674,056 for the nine months ended
September 30, 2002 in comparison  to the 2001 period due to the  foreclosure  of
the  McCurdy  property  in 2001.  Interest  expense  for the nine  months  ended
September 30, 2002 decreased by $314,309 from the comparable 2001 period, due to
the sale of the Hearthstone  facility and  foreclosure of the McCurdy  facility,
and  retirement  of the  related  mortgages.  Amortization  expense for the nine
months ended  September  30, 2002  decreased  $50,070 from the  comparable  2001
period, due to fully amortized deferred charges in 2001.

For the three months ended  September 30, 2002 as compared with the three months
ended September 30, 2001,  Registrant's  revenue was impacted by the same shifts
of revenue as discussed  above.  Similarly,  a comparison  of third quarter 2002
operating  expenses  versus third  quarter 2001  reflects the same  variances as
discussed above, with the exception that  administrative  and other expenses for
the three months ended September 30, 2002 increased  $30,456 from the comparable
2001 period due to increased professional fees.

Cash and cash  equivalents  as of September 30, 2002  decreased by $890,604 from
the balance at December 31, 2001.  Cash flows  increased by  $7,688,395  for the
nine months ended  September  30, 2002 in  comparison  to the nine months ending
September  30,  2001  primarily  due to  cash  proceeds  from  the  sale  of the
Hearthstone and Trinity Hills facilities and decreased cash  distributions.  Net
accounts  receivable of $0 at September 30, 2002 reflected a decrease of $89,185
from the balance at December 31, 2001 due to collections  of account  receivable
balances.  Accounts payable,  accrued expenses,  and operating facility accounts
payable  balances  decreased  $83,132 at September 30, 2002, from the balance at
December  31, 2001  primarily  due to paid real estate taxes and interest on the
Hearthstone facility.

                                       8
<PAGE>

Following is a brief discussion of the status of Registrant's properties:

Cedarbrook, Cane Creek, Crenshaw Creek and Sandybrook Facilities

Rebound,  Inc. a subsidiary  of  HealthSouth  Corporation,  formerly  leased the
Cedarbrook,  Crenshaw Creek, Cane Creek and Sandybrook  facilities pursuant to a
master  lease with  Registrant  through the end of the lease term,  November 30,
2001. The Cedarbrook,  Cane Creek and Sandybrook facilities have been previously
sold.

Due to low  occupancy,  HealthSouth  closed the Crenshaw  Creek  facility in May
2000.  HealthSouth  continued to make full lease payments under the terms of the
master lease on a timely basis  through the end of the lease term,  November 30,
2001.  HealthSouth  transferred the Crenshaw Creek facility to the Registrant by
the end of its lease term and the facility is held for sale as of September  30,
2002.

Cambridge Facility

The lessee of the  Cambridge  facility,  Nursing  Centers  of  America-Cambridge
(NCAC),  filed a voluntary  petition under Chapter 11 of the Federal  Bankruptcy
Code in February of 1992.  Registrant  commenced litigation against NCAC seeking
full payment of future rentals under the lease of NCAC.

On August 1, 1996, the United States  Bankruptcy  Court approved the transfer of
the  operations of NCA Cambridge  Nursing Home to Cambridge LLC, a subsidiary of
Registrant,  thereby releasing the operations of the Cambridge facility from the
jurisdiction  of the United States  Bankruptcy  Court.  Registrant's  subsidiary
operated this property  through  August 2001. On August 15, 2001,  the Cambridge
facility was sold for  $3,600,000  resulting in a gain on sale of $2,443,030 and
net cash proceeds of $3,457,205 after payment of settlement costs. Additionally,
Registrant  has engaged an  independent  third party  consultant  to explore the
possibility  of selling the  license of the  Cambridge  facility to  prospective
nursing home purchasers. There can be no assurances such sale will occur.

Registrant  had filed an  administrative  claim  with the  trustee of the United
States  Bankruptcy  Court for unpaid  lease  payments.  At  December  31,  1999,
Registrant  recorded a receivable  for $700,000  related to this  administrative
claim,  which was approved by the United States  Bankruptcy  Court. The $700,000
account  receivable  was  collected  on March  1,  2000.  In  January  2002,  an
additional  $63,498 was  received  related to the  administrative  claim.  It is
unlikely  that material  future  disbursements  will be made to Registrant  from
NCAC's bankruptcy.

Hearthstone, Trinity Hills and McCurdy Facilities

The  Hearthstone  lease expired on November 7, 2000.  The lessee and  Registrant
attempted to negotiate an extension of the lease, but were unsuccessful in doing
so. On January 18, 2000,  the parent  company of the lessee filed for Chapter 11
bankruptcy in the United States  Bankruptcy  Court for the District of Delaware.
The Hearthstone lessee did not pay its April 2001 rent to Registrant. Registrant
negotiated with an unaffiliated  operator to take over the lease,  effective May
1, 2001 for a five-year  term through April 30, 2006. The  Hearthstone  facility
was  subsequently  sold  and  the  lease  terminated  on  January  1,  2002  for
$4,000,000,  resulting in a gain on sale of $1,777,113  and net cash proceeds of
$2,641,003 after payment of settlement  costs.  Registrant  received notice from
the  original  lessee (who had filed for Chapter 11  bankruptcy)  of a potential
claim against  Registrant  regarding  ownership of the  furniture,  fixtures and
equipment at the  Hearthstone  facility.  The Registrant has  subsequently  been
released  from this claim.  The Trinity  Hills lease  expired on June 30,  2000,
however,  the lessee continued to lease the facility on a month-to-month  basis.
On  February  2, 2000,  the parent  company of the lessee  filed for  Chapter 11
bankruptcy in the United States  Bankruptcy  Court for the District of Delaware.
The lessee  was  current on its rent and lease  participation  payments  through
December 31, 2001.  Registrant  negotiated with an unaffiliated operator to take
over the lease effective  January 1, 2002 for a five-year term through  December
2006,  with an option to purchase held by the lessee The Trinity Hills  facility
was  subsequently  sold to the  lessee  on  February  28,  2002 for  $1,800,000,
resulting  in a gain of  $506,079  and net cash  proceeds  of  $1,747,323  after
payment of settlement costs. The lessee of the McCurdy facility defaulted on its
minimum lease payments as of January 2001. Registrant attempted to work with the
current  lessee to  stabilize  its census,  but was unable to do so.  Registrant
discontinued  mortgage  payments  to the lender  after the  lessee's  default on
payment of lease  obligations.  The  facility  was  foreclosed  by the lender on
September 11, 2001,  resulting in an extraordinary  loss of $434,199,  which was
recorded in the quarter ended September 30, 2001.


Item 3.  Quantitative and Qualitative Disclosures About Market Risk

Registrant's primary market risk exposure is from fluctuations in interest rates
and  the  effects  of  those  fluctuations  on the  market  values  of its  cash
equivalent short-term  investments.  The cash equivalent short-term  investments
consist primarily of overnight investments that are not significantly exposed to
interest  rate risk,  except to the extent that  changes in interest  rates will
ultimately affect the amount of interest income earned on these investments.



                                       9
<PAGE>



Item 4. Controls and Procedures

The  Registrant's  General  Partner,  including its Chief Executive  Officer and
Chief Financial Officer,  after evaluating the effectiveness of the Registrant's
disclosure controls and procedures (as defined in Rules 13a-14(c) and 15-d-14(c)
under the Securities Exchange Act of 1934) as of a date (the "Evaluation Date"),
which was within 90 days of this quarterly  report on Form 10-Q,  have concluded
in their judgment that, as of the Evaluation Date, the  Registrant's  disclosure
controls and  procedures  were  adequate  and  designed to ensure that  material
information  relating to the Registrant and its subsidiaries would be made known
to them.

There were no significant  changes in the Registrant's  internal controls or, to
the General  Partner's  knowledge,  in other  factors  that could  significantly
affect the  Registrant's  disclosure  controls and procedures  subsequent to the
Evaluation Date.



                                       10
<PAGE>







PART II.  OTHER INFORMATION

   Item 1.        Legal Proceedings

         The  Registrant  has pending  claims  incurred in the normal  course of
         business  that,  in the opinion of  management,  based on the advice of
         legal  counsel,  will  not  have a  material  effect  of the  financial
         statements of the Registrant.

   Item 2.        Changes in Securities

         None

   Item 3.        Defaults Upon Senior Securities

         None

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

         None

   Item 5.        Other Information

         None

Item 6.  Exhibits and Reports on Form 8-K

         (A)      Exhibit:

                  99.1     Certification pursuant to Section 906 of the Sarbanes
                           - Oxley Act of 2002

         (B)      Reports on Form 8-K:

                  None


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.



HEALTHCARE PROPERTIES, L.P.

By:      CAPITAL REALTY GROUP SENIOR HOUSING, INC.
          General Partner



By:      /s/ Robert Lankford
   ------------------------------------------
         Robert Lankford
         President (duly authorized officer and principal financial officer)
Date:    November 13, 2002


                                       11
<PAGE>


                                  CERTIFICATION

I, Robert Lankford,  Chief Executive  Officer and Chief Financial Officer of the
General Partner of Healthcare Properties L.P., certify that:

1. I have reviewed this quarterly  report on Form 10-Q of Healthcare  Properties
L.P. ("Registrant");

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. I am responsible for  establishing  and maintaining  disclosure  controls and
procedures  (as  defined  in  Exchange  Act Rules  13a-14  and  15d-14)  for the
Registrant and I have:

     a) designed such disclosure controls and procedures to ensure that material
     information  relating  to the  Registrant,  is made  known to me by  others
     within  the  Registrant,  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  my   conclusions   about  the
     effectiveness  of  the  disclosure  controls  and  procedures  based  on my
     evaluation as of the Evaluation Date.

5. I have disclosed,  based on my most recent  evaluation,  to the  Registrant's
auditors and the General Partner's board of directors:

     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. I have  indicated  in  this  quarterly  report  whether  or  not  there  were
significant  changes  in  internal  controls  or in  other  factors  that  could
significantly  affect internal controls subsequent to the date of my most recent
evaluation,   including  any  corrective  actions  with  regard  to  significant
deficiencies and material weaknesses.


                                                /s/ Robert Lankford
                                                -----------------------------
                                                Robert Lankford
                                                Chief executive officer and
                                                Chief financial officer of the
                                                General Partner
                                                November 13, 2002


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