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, 1999

                                       OR

          [ ] transition report pursuant to section 13 or 15(d) of the
                         securities exchange act of 1934

      For the transition period from __________________ to ________________

                           Commission File No. 0-13556

          Cluster Housing Properties (A California Limited Partnership)
              (formerly Berry and Boyle Cluster Housing Properties)
             (Exact name of registrant as specified in its charter)

                              California 04-2817478
--------------------------------------------------------------------------------
                     (State or other jurisdiction of (I.R.S.
                     Employer incorporation or organization)
                               Identification No.)

                  5110 Langdale Way, Colorado Springs CO 80906
--------------------------------------------------------------------------------
               (Address of principal executive offices) (Zip Code)

                                 (719) 527-0544
--------------------------------------------------------------------------------
              (Registrant's telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act: None

Securities registered pursuant to Section 12(g) of the Act: Units of Limited
 Partnership Interests

Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by  Sections  13 and 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 ___


<PAGE>



                           CLUSTER HOUSING PROPERTIES
                       (a California Limited Partnership)
                                AND SUBSIDIARIES

                           CONSOLIDATED BALANCE SHEETS
                                ---------------

<TABLE>

                                           ASSETS                     September 30,
                                                                           1999          December 31,
                                                                       (Unaudited)           1998
Assets

<S>                                                                      <C>               <C>
Cash and cash equivalents                                                $203,485          $273,377
                                                                      ---------------   ---------------

         Total assets                                                    $203,485          $273,377
                                                                      ===============   ===============

                   LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

Accounts payable                                                          $13,037           $13,037
Accrued expenses                                                            6,291            17,228
Due to affiliates (Note 6)                                                  4,493             9,884
                                                                      ---------------   ---------------

 Total liabilities                                                         23,821            40,149

General Partners'deficit                                                   (2,757)           (2,221)
Limited Partners'equity                                                   182,421           235,449
                                                                      ---------------   ---------------

    Total liabilities and partners' equity                               $203,485          $273,377
                                                                      ===============   ===============



<PAGE>




                           CLUSTER HOUSING PROPERTIES
                       (a California Limited Partnership)
                                AND SUBSIDIARIES

                      CONSOLIDATED STATEMENTS OF OPERATIONS



                                                                 Three Months Ended                   Nine Months Ended
                                                                    September 30,                      September 30,
                                                                 1999              1998             1999              1998
                                                                 ----              ----             ----              ----
Revenue:
<S>                                                       <C>
   Rental income                                          $                                  $                       $414,662
   Interest income                                                 2,437            17,328            7,669            39,507
   Gain from sale of properties                                 -                 -                -                  452,214
                                                          ---------------   ---------------  ---------------   ---------------

Total Revenue                                                      2,437            17,328            7,669           906,383

Expenses:
   Operations                                                        -                                  -             182,661
   Interest expense                                                  -                                  -             117,384
   Depreciation and amortization                                     -                                  -               7,888
   General and administrative                                     17,400            47,710           61,233           153,208

                                                         ---------------   ---------------  ---------------   ---------------
Total Expenses                                                    17,400            47,710           61,233           461,141
                                                          ---------------   ---------------  ---------------   ---------------

Net income (loss)                                              ($14,963)         ($30,382)        ($53,564)          $445,242
                                                          ===============   ===============  ===============   ===============

Net income (loss) allocated to:
  General Partners                                                ($150)            ($304)           ($536)          $126,037

  Basic and diluted per unit Net income (loss) allocated
   to Investor Limited Partner interest:
       32,421 units issued                                        ($0.46)           ($0.93)          ($1.64)             $9.85

<PAGE>


                           CLUSTER HOUSING PROPERTIES
                       (a California Limited Partnership)
                                AND SUBSIDIARIES

              CONSOLIDATED STATEMENTS OF PARTNERS' EQUITY (DEFICIT)




                                                                                                Investor           Total
                                                                               General          Limited          Partners'
                                                                               Partners         Partners           Equity

<S>                                                                             <C>              <C>               <C>
Balance at December 31, 1997                                                    ($127,847)       $3,185,545        $3,057,698

Cash distributions                                                                -             (3,242,100)       (3,242,100)

Net income                                                                         125,626          292,004           417,630
                                                                            ---------------  ---------------   ---------------

Balance at December 31, 1998                                                       (2,221)          235,449           233,228

Cash distributions                                                                -                -                 -

Net loss                                                                             (536)         (53,028)          (53,564)
                                                                            ---------------  ---------------   ---------------

Balance at September 30, 1999                                                     ($2,757)         $182,421          $179,664
                                                                            ===============  ===============   ===============






<PAGE>






                           CLUSTER HOUSING PROPERTIES
                       (a California Limited Partnership)
                                AND SUBSIDIARIES

                      CONSOLIDATED STATEMENTS OF CASH FLOWS


                                                                                  Nine Months Ended
                                                                                     September 30,
Cash flows from operating activities:                                            1999             1998
                                                                                 ----             ----
<S>                                                                                 <C>             <C>
  Interest received                                                                 $7,669          $39,507
  Cash received from rental income                                                     -            379,123
  General and administrative expenses                                              (77,561)        (158,136)
  Operations expense                                                                   -           (317,106)
  Interest paid                                                                        -           (129,014)
                                                                            ---------------  ---------------

Net cash used in operating                                                        (69,892)         (185,626)
activities

Cash flows from investing activities:
  Proceeds from sale of properties                                                                 6,608,653
  Capital improvements                                                                 -            (361,293)
  Deposit with escrow agent                                                            -             131,413
                                                                            ---------------  ---------------
Net cash provided by investing activities                                              -           6,378,773

Cash flows from financing activities:
  Deposits                                                                             -              1,335
  Principal payments on mortgage notes payable                                         -         (3,058,800)
                                                                            ---------------  ---------------
Net cash used in financing activities                                                  -         (6,299,565)
                                                                            ---------------  ---------------

Net increase (decrease) in cash and cash equivalents                              (69,892)        (106,419)

Cash and cash equivalents at beginning of  the period                              273,377          421,580
                                                                            ---------------  ---------------

Cash and cash equivalents at end of the period                                    $203,485         $315,161
                                                                            ===============  ===============

<PAGE>





                           CLUSTER HOUSING PROPERTIES
                       (a California Limited Partnership)
                                AND SUBSIDIARIES

                      CONSOLIDATED STATEMENTS OF CASH FLOWS




Reconciliation of net income (loss) to net cash used in operating activities:

                                                                                  Nine Months Ended
                                                                                     September 30,
                                                                                 1999             1998
                                                                                 ----             ----
<S>                                                                              <C>               <C>
Net income (loss)                                                                ($53,564)         $445,242

Adjustments to reconcile net income (loss) to net cash
used in operating activities:
  Depreciation and amortization                                                        -              7,888
  Gain from sale of property                                                           -           (452,214)
Change in assets and liabilities net of effects
of investing and financing activities
    Decrease in real estate tax escrows                                                -             24,037
    Decrease prepaid expenses                                                          -                537
    Decrease  in accounts receivable                                                   -              1,400
    Decrease in accounts payable and accrued expenses                             (10,937)         (181,285)
    (Decrease) increase in due to affiliates                                       (5,391)            4,308
    Decrease in rent received in advance                                               -             (1,984)
    Increase in tenant security deposits                                               -            (33,555)
                                                                            ---------------  ---------------

Net cash used in operating activities                                             ($69,892)       ($185,626)

                                                                            ===============  ===============
</TABLE>
<PAGE>

1.  Organization of Partnership:

Cluster   Housing   Properties   (a   California   Limited   Partnership)   (the
"Partnership"),  formerly Berry and Boyle Cluster Housing Properties, was formed
on August  8,  1983.  The  Partnership  issued  all of the  General  Partnership
Interests  to three  General  Partners  in exchange  for  capital  contributions
aggregating  $2,000.  Stephen B. Boyle and GP L'Auberge  Communities,  L.P.,  (a
California Limited  Partnership),  formerly Berry and Boyle Management,  are the
General  Partners.  In  September,  1995,  with the consent of Limited  Partners
holding a  majority  of the  outstanding  Units,  as well as the  consent of the
mortgage  lenders  for the  Partnership's  three  properties,  Richard  G. Berry
resigned as a general partner of the Partnership.

A  total  of  2,000  individual   Limited  Partners  owning  32,421  units  have
contributed  $16,210,500 of capital to the  Partnership.  At September 30, 1999,
the total number of Limited  Partners was 1,901.  Except under  certain  limited
circumstances, as defined in the Partnership Agreement, the General Partners are
not required to make any additional capital contributions.  The General Partners
or their affiliates will receive various fees for services and reimbursement for
various organizational and selling costs incurred on behalf of the Partnership.

As of September 30, 1999,  the  Partnership  has sold  substantially  all of the
assets and is in its final  liquidation.  Once all Partnership  obligations have
been satisfied,  the remaining  Partnership funds, if any, are anticipated to be
distributed  to the Limited  Partners.  Such funds,  if any,  are expected to be
modest in amount.  It is  anticipated  that the  Partnership  will be liquidated
during 1999.

2.  Significant Accounting Policies:

         A.  Basis of Presentation

         The  consolidated  financial  statements  include  the  accounts of the
         Partnership and its subsidiaries:  Sin Vacas Joint Venture (Sin Vacas),
         Pinecliff  (Pinecliff),  formerly Autumn Ridge Joint Venture, and Villa
         Antigua Joint Venture (Villa Antigua).  All  intercompany  accounts and
         transactions  have been  eliminated in  consolidation.  The Partnership
         follows the accrual basis of accounting.  Refer to Note 4 regarding the
         termination  of the Joint  Ventures  and the sale of Sin  Vacas,  Villa
         Antigua and Pinecliff.

         The Partnership follows the accrual basis of accounting.

         The  Partnership  considers  itself  to have been  engaged  in only one
         industry segment, real estate.

         B.  Cash and Cash Equivalents

         The Partnership  considers all highly liquid debt instruments purchased
         with a maturity  of three  months or less to be cash  equivalents.  The
         carrying value of cash and cash equivalents approximates fair value. It
         is  the  Partnership's   policy  to  invest  cash  in  income-producing
         temporary cash  investments.  The  Partnership  mitigates any potential
         risk from such concentration of credit by placing investments with high
         quality financial institutions.

         C. Significant Risks and Uncertainties

         The  preparation of financial  statements in conformity  with generally
         accepted  accounting  principles  requires management to make estimates
         and  assumptions  that  affect  the  reported  amounts  of  assets  and
         liabilities and disclosure of contingent  assets and liabilities at the
         date of the financial statements and the

2.  Significant Accounting Policies, continued:

         reported amounts of revenues and expenses during the reporting  period.
         Actual results could differ from those estimates.

         D.  Depreciation

         Depreciation  is provided  for by the use of the  straight-line  method
         over estimated useful lives as follows:

                  Buildings and improvements                        39-40 years
                  Equipment, furnishings and fixtures                5-15 years

         As of December  31,  1997,  the  Partnership  recorded  its property as
         Assets Held for Sale on the  consolidated  balance sheets.  Accordingly
         the Partnership stopped  depreciating these assets effective January 1,
         1998.

         E.  Deferred Expenses

         Costs of  obtaining  or  extending  mortgages  on the  properties  were
         amortized over the mortgage term using the straight-line  method, which
         approximates the effective interest method.

         F.  Income Taxes

         The Partnership is not liable for Federal or state income taxes because
         Partnership  income or loss is allocated to the Partners for income tax
         purposes. If the Partnership's tax returns are examined by the Internal
         Revenue  Service  or state  taxing  authority  and such an  examination
         results in a change in Partnership  taxable income (loss),  such change
         will be reported to the Partners.

         G. Rental Income

         Leases require the payment of rent in advance;  however,  rental income
         is recorded as earned.

         H. Long-Lived Assets

         The Partnership utilizes the provisions of SFAS No. 121, Accounting for
         the  Impairment of Long -Lived Assets and for  Long-Lived  Assets to be
         Disposed Of, to review for impairment.  Recoverability  of assets to be
         held and used is measured by a comparison of the carrying  amount of an
         asset to future net cash flows  expected to be  generated by the asset.
         If such assets are  considered  to be impaired,  the  impairment  to be
         recognized  is measured by the amount by which the  carrying  amount of
         the assets exceeds the fair value of the assets.  Assets to be disposed
         of are reported at the lower of the carrying  amount or fair value less
         costs to sell.



<PAGE>


3. Cash and Cash Equivalents:

Cash and cash  equivalents at September 30, 1999 and December 31, 1998 consisted
of the following:


                                                           1999          1998
                                                           ----          ----
                  Cash on hand                         $ 203,485      $ 273,377

4.  Joint Venture and Property Acquisitions:

The  Partnership  had invested in three  properties  located in  Scottsdale  and
Tucson, Arizona and Colorado Springs,  Colorado. The Partnership held a majority
interest  in  these  properties  and  controlled  the  operations  of the  joint
ventures.

Sin Vacas

On October 25, 1985,  the  Partnership  acquired a majority  interest in the Sin
Vacas Joint Venture, which owned and operated the Villas at Sin Vacas, a 72-unit
residential property located in Tucson,  Arizona.  Since the Partnership owned a
majority interest in the Sin Vacas Joint Venture, the accounts and operations of
the Sin Vacas Joint Venture have been consolidated into the Partnership.

The co-venture  partner was an affiliate of Evans Withycombe,  Inc.  ("EWI"),  a
Phoenix based residential development, construction and management firm. EWI was
also the developer of the Sin Vacas property.

The Partnership made initial cash payments in the form of capital  contributions
totaling $2,458,507 and funded $398,949 of property acquisition costs which were
treated as a capital  contribution  to the joint  venture.  Since  completion of
construction,   the  Partnership  has  made  additional  contributions  totaling
$275,167.  The total capital  contributions  and acquisition costs incurred were
$2,713,937 and $418,686, respectively.

JANUARY 1, 1996 THROUGH MAY 13, 1996

Net cash from  operations (as defined in the joint venture  agreement) was to be
distributed as available to each joint venture partner quarterly as follows:

         First,  to the  Partnership,  an  amount  equal  to  8.75%  per  annum,
         noncumulative  (computed daily on a simple noncompounded basis from the
         date of completion funding) of the Partnership's capital investment, as
         defined in the joint venture agreement;

         Second, the balance 70% to the Partnership and 30% to the co-venturer.

All losses from operations and depreciation for the Sin Vacas Joint Venture were
allocated 99% to the Partnership and 1% to the co-venturer.

All profits from operations,  to the extent of cash distributions were allocated
to  the  Partnership  and  co-venturer  in  the  same  proportion  as  the  cash
distribution. Any remaining profits are allocated 70% to the Partnership and 30%
to the co-venturer.


<PAGE>
4.       Joint Venture and Property Acquisitions, continued:

In the case of certain capital  transactions and distributions as defined in the
joint venture  agreement,  the  allocation of related  profits,  losses and cash
distributions,  if any, would be different than as described  above and would be
effected by the relative balances in the individual partners' capital accounts.

Villa Antigua

On June 11,  1987,  the  Partnership  acquired a majority  interest in the Villa
Antigua  Joint  Venture,  which owned and  operated  Villa  Antigua,  an 88-unit
residential property located in Scottsdale,  Arizona. Since the Partnership owns
a majority  interest  in the Villa  Antigua  Joint  Venture,  the  accounts  and
operations of the Villa Antigua  Joint Venture have been  consolidated  into the
Partnership.

The co-venture  partner was an affiliate of Evans Withycombe,  Inc.  ("EWI"),  a
Phoenix based residential development,  construction and management firm. EWI is
also the developer of the Villa Antigua property.

The Partnership made initial cash payments in the form of capital  contributions
totaling $2,494,677 and funded $381,729 of property acquisition costs which were
treated as a capital  contribution  to the Villa  Antigua Joint  Venture.  Since
completion of  construction,  the Partnership has made additional  contributions
totaling $85,440. The total capital contributions and acquisition costs incurred
were $2,580,117 and $381,729, respectively.

JANUARY 1, 1996 THROUGH MAY 13, 1996

Net cash from  operations (as defined in the joint venture  agreement) was to be
distributed as available to each joint venture partner quarterly as follows:

         First,  to  the  Partnership,   an  amount  equal  to  10%  per  annum,
         noncumulative  (computed daily on a simple noncompounded basis from the
         date of  completion  funding)  of the  Partnership's  adjusted  capital
         investment, as defined in the joint venture agreement;

Second, the balance 70% to the Partnership and 30% to the co-venturer.

All losses from operations and  depreciation for the Villa Antigua Joint Venture
were allocated 99% to the Partnership and 1% to the co-venturer.

All profits from operations, to the extent of cash distributions, were allocated
to  the  Partnership  and  co-venturer  in  the  same  proportion  as  the  cash
distributions; however, if for any taxable year there are no cash distributions,
profits are allocated 99% to the Partnership and 1% to the co-venturer.

In the case of certain capital  transactions and distributions as defined in the
joint venture  agreement,  the  allocation of related  profits,  losses and cash
distributions,  if any, would be different than as described  above and would be
affected by the relative balances in the individual partners' capital accounts.

Sin Vacas and Villa Antigua

MAY 14, 1996 THROUGH NOVEMBER 25, 1997

On May 14, 1996, the Partnership and certain affiliates consummated an agreement
with Evans  Withycombe  Management,  Inc. and certain of its affiliates  ("EWI")
which  separated the interests of EWI and the  Partnership,  thus  affording the
Partnership  greater  flexibility  in  the  operation  and  disposition  of  the
properties.  In  consideration of a payment by the Partnership to EWI of $73,775
and delivery of certain mutual  releases,  EWI (i)  relinquished its contract to
manage  Sin Vacas and Villa  Antigua  and its option to  exercise  its rights of
first refusal with regard to the sale of those  properties and (ii) assigned all
of its  interest in the Sin Vacas  Joint  Venture  and the Villa  Antigua  Joint
Venture to the  Partnership  (while  preserving  the  economic  interests of the
venturer in these Joint Ventures),  which resulted in the dissolution of the Sin
Vacas Joint Venture and the Villa Antigua Joint Venture.  EWI may still share in
the cash flow  distributions  or proceeds from sale of the properties if certain
performance levels are met.

On November 25, 1997,  Villa Sin Vacas was sold  pursuant to the terms of a Sale
Agreement  and escrow  Instructions  (the  "Agreement")  dated May 6,  1997,  as
amended. Villas Sin Vacas was sold to Villas Sin Vacas Townhome Ventures Limited
Partnership,  an Arizona Limited Partnership  unaffiliated with the Partnership,
the assignee of Capital Management  Systems,  Inc., a Pennsylvania  Corporation.
The net  selling  price for Villas Sin Vacas was  $4,952,091  subject to certain
customary  adjustments.  The Partnership  repaid first mortgage financing in the
amount of $2,396,000  at closing  utilizing a portion of proceeds from the sale.
The Partnership recorded a gain on sale of approximately $975,000 during 1997.

On October 10,  1997,  Villa  Antigua  was sold  pursuant to the terms of a Sale
Agreement  and escrow  Instructions  (the  "Agreement")  dated May 6,  1997,  as
amended.  Villa  Antigua  was sold to Villa  Sin  Antigua  Condominium  Ventures
Limited  Partnership,  an  Arizona  Limited  Partnership  unaffiliated  with the
Partnership,  the assignee of Capital Management  Systems,  Inc., a Pennsylvania
Corporation.  The net selling price for Villa Antigua was $6,141,526  subject to
certain customary  adjustments.  The Partnership repaid first mortgage financing
in the amount of $3,010,362 at closing  utilizing a portion of proceeds from the
sale. The Partnership recorded a gain on sale of approximately $1,307,000 during
1997.

Pinecliff

On July 16, 1986, the Partnership  acquired Pinecliff (formerly Autumn Ridge), a
96-unit  residential   property  located  in  Colorado  Springs,   Colorado  and
simultaneously  contributed  the  property  to the Autumn  Ridge  Joint  Venture
comprised of the Partnership and an affiliate of the property  developer.  Since
the Partnership owned a majority interest in the Autumn Ridge Joint Venture, the
accounts and operations of the Autumn Ridge Joint Venture have been consolidated
into the Partnership.

The co-venture partner was Highland Properties, Inc. ("Highland") a Colorado
based residential development, construction and management firm.  Highland
developed the property known as L'Auberge Pinecliff.

The Partnership made initial cash payments in the form of capital  contributions
totaling $3,819,397 and funded $546,576 of property acquisition costs which were
treated as a capital  contribution  to the Autumn  Ridge  Joint  Venture.  Since
completion of  construction,  the Partnership has made additional  contributions
totaling  $318,811.  The  total  capital  contributions  and  acquisition  costs
incurred were $4,192,309 and $497,475, respectively.

JANUARY 1, 1996 THROUGH JULY 2, 1996:

Net cash from  operations (as defined in the joint venture  agreement) was to be
distributed as available to each joint venture partner quarterly as follows:

         First,  to  the   Partnership,   an  amount  equal  to  8%  per  annum,
         noncumulative  (computed daily on a simple noncompounded basis from the
         date of completion funding) of the Partnership's capital investment, as
         defined in the joint venture agreement;

         Second, the balance 82% to the Partnership and 18% to the co-venturer.

All losses from operations and  depreciation  for the Autumn Ridge Joint Venture
were allocated 100% to the Partnership.

All profits from operations, to the extent of cash distributions, were allocated
to  the  Partnership  and  co-venturer  in  the  same  proportion  as  the  cash
distribution. Any remaining profits are allocated 82% to the Partnership and 18%
to the co-venturer.

In the case of certain capital  transactions and distributions as defined in the
joint venture  agreement,  the  allocation of related  profits,  losses and cash
distributions,  if any, would be different than as described  above and would be
affected by the relative balances in the individual partners' capital accounts.

JULY 3, 1996 THROUGH MAY 28, 1998

On July 3, 1996, the Partnership and certain affiliates consummated an agreement
with Highland  Properties,  Inc.  ("Highland")  which separated the interests of
Highland and the Partnership, thus affording the Partnership greater flexibility
in the operation and disposition of the property.  In consideration of a payment
by the Partnership to Highland  totaling $7,718,  and delivery of certain mutual
releases,  Highland (i)  relinquished its option to exercise its rights of first
refusal  with regard to the sale of the  property  and (ii)  assigned all of its
interest in the L'Auberge  Pinecliff  Joint Venture to the  Partnership,  (while
preserving  the economic  interests  of the  venturer in these Joint  Ventures),
which  resulted in the  dissolution  of the L'Auberge  Pinecliff  Joint Venture.
Highland may still share in the cash flow distributions or proceeds from sale of
the properties if certain performance levels are met.

On May 28, 1998, the Partnership  sold  Pinecliff,  its final real estate asset.
Pinecliff was sold to G&I Pinecliff LLC, a Delaware  limited  liability  company
unaffiliated  with the  Partnership.  The net  sales  price  for  Pinecliff  was
$6,248,652, subject to certain customary adjustments,  including a credit to the
purchaser of $360,000 for capital improvements.  The Partnership repaid mortgage
financing in the amount of $3,041,860 at closing utilizing a portion of proceeds
from the sale. The Partnership recorded a gain on sale of $452,214 during 1998.

5.  Partners' Equity:

Under the terms of the  Partnership  Agreement  profits are allocated 95% to the
Limited Partners and 5% to the General Partners; losses are allocated 99% to the
Limited Partners and 1% to the General Partners.

Cash distributions to the partners are governed by the Partnership Agreement and
are made,  to the extent  available,  95% to the Limited  Partners and 5% to the
General Partners.

The  allocation  of the related  profits,  losses,  and  distributions  would be
different than  described  above in the case of certain events as defined in the
Partnership  Agreement,  such as the  sale  of an  interest  in a joint  venture
partnership.

6.  Related-Party Transactions:

L'Auberge Communities, Inc. is a  General Partner of L'Auberge Communities,
which owns a 99% interest in GP L'Auberge Communities, L.P.  (formerly Berry and
Boyle Management).   Due to affiliates at September 30, 1999 and
1998 consisted of reimbursable costs payable to L'Auberge Communities, Inc.,
an affiliate of the General Partners, in the amounts of $4,493 and $9,884,
respectively.

For  the  nine  months  ended   September   30,  1999  and  1998,   general  and
administrative expenses included $ 20,376 and $47,620,  respectively,  of salary
reimbursements  paid to the  General  Partners  for certain  administrative  and
accounting personnel who perform services for the Partnership.



<PAGE>

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

Liquidity and Capital Resources

At September 30, 1999, the Partnership had cash and cash equivalents of $203,485
compared  with  $273,377 at December 31,  1998.  The  aggregate  net decrease of
$69,892  resulted  from  the  cash  needed  for  operations  including  investor
services, and legal and accounting fees.

Property Status

On May 28, 1998, the Partnership sold its final real estate asset,  Pinecliff, a
96-unit  multi-family rental property in Colorado Springs,  Colorado.  Pinecliff
was sold to G&I Pinecliff LLC, a Delaware limited liability company unaffiliated
with the Partnership.  The purchase price for Pinecliff was $6,700,000,  subject
to certain  customary  adjustments and a $360,000  credit to the purchaser.  The
Partnership repaid mortgage financing in the approximate amount of $3,041,860 at
closing utilizing a portion of proceeds from the sale. The Partnership  realized
net proceeds of approximately $3,145,390 from the sale of Pinecliff.

During the fourth  quarter of 1997, the  Partnership  sold two  properties:  (1)
Villas at Sin Vacas, a 72-unit  multifamily rental property in Tucson,  Arizona,
which was sold in November 1997; and (2) Villa Antigua,  an 88-unit  multifamily
rental  property in  Scottsdale,  Arizona,  which was sold in October 1997.  The
ownership of each  property was formerly  structured as a Joint Venture in which
the Partnership owned a majority interest. With regard to the termination of the
Joint Ventures and the sales of properties,  see Note 4 of Notes to Consolidated
Financial Statements.

Results of Operations

For the three  months  ended  September  30,  1999 the  Partnership's  operating
results were comprised of partnership level interest income earned on short term
investments,  reduced by administrative  expenses.  A summary of these operating
results appears below.
<TABLE>

                                                               Partnership
<S>                                                                 <C>
Total revenue                                                       $2,437

Expenses:
  General and administrative                                        17,400
  Operations                                                        -
  Depreciation and amortization                                     -
  Interest                                                          -
                                                               ------------
                                                                    17,400
                                                               ------------
Net loss                                                         ($14,963)
                                                               ============



<PAGE>


For the three  months ended  September  30, 1998,  the  Partnership's  operating
results were  comprised of its share of the income and expenses from Pinecliff ,
as well as partnership  level interest income earned on short term  investments,
reduced by administrative expenses. A summary of these operating results appears
below.


                                                             Partnership
<S>                                                            <C>
Total revenue                                                  $17,328

Expenses:
  General and administrative                                    47,710
  Operations                                                     -
  Depreciation and amortization                                  -
  Interest                                                       -
                                                        ---------------
                                                                47,710
                                                        ---------------
Net loss                                                     ($30,382)
                                                        ===============


For the nine months ended September 30, 1999 the Partnership's operating results
were  comprised  of  partnership  level  interest  income  earned on short  term
investments,  reduced by administrative  expenses.  A summary of these operating
results appears below.

                                                               Partnership
<S>                                                                 <C>
Total revenue                                                       $7,669

Expenses:
  General and administrative                                        61,233
  Operations                                                        -
  Depreciation and amortization                                     -
  Interest                                                          -
                                                               ------------
                                                                    61,233
                                                               ------------
Net loss                                                         ($53,564)
                                                               ============



<PAGE>


For the nine months ended September 30, 1998 the Partnership's operating results
were comprised of its share of the income and expenses from  Pinecliff,  as well
as partnership level interest income earned on short term  investments,  reduced
by administrative expenses. A summary of these operating results appears below.

                                           L'Auberge        Investment        Consolidated
                                           Pinecliff        Partnership          Total
<S>                                           <C>                  <C>             <C>
Total revenue                                 $418,001             $36,168         $454,169

Expenses:
  General and administrative                      -                153,208          153,208
  Operations                                   181,377               1,284          182,661
  Depreciation and amortization                  7,888               -                7,888
  Interest                                     117,384               -              117,384
                                          -------------     ---------------  ---------------
                                               306,649             154,492          461,141
                                          -------------     ---------------  ---------------
Net loss from operations                       111,352           (118,342)          (6,972)
                                          -------------     ---------------  ---------------

Gain from sale of property                     452,214                              452,214
                                          -------------     ---------------  ---------------

Net income                                    $563,566          ($118,342)         $445,242
                                          =============     ===============  ===============

</TABLE>

Comparison of Operating Results for the Nine Months Ended September 30, 1999 and
1998:

Partnership  operations  for the nine months ended  September 30, 1999 generated
net loss of $53,564  compared with net income of $445,242 for the  corresponding
period in 1998.  Due to the fact that all of the  properties  have been sold and
the Partnership is in its final liquidation, there were no operating revenues or
expenses for the nine months ended  September  30, 1999.  Likewise,  general and
administrative  expenses  have  decreased by $91,975 or 58%  primarily  due to a
reduction in  professional  services from September 1998 in connection  with the
sale of the properties,  as well as lower  accounting and investor  services for
1999.




<PAGE>



                                             PART II-OTHER INFORMATION


ITEM 1.  Legal Proceedings
         Response:  None

ITEM 2.  Changes in Securities
         Response:  None

ITEM 3.  Defaults Upon Senior Securities
         Response:  None

ITEM 4.  Submission of Matters to a Vote of Security Holders
         Response:  None

ITEM 5.  Other Information
         Response:  None

ITEM 6. Exhibit Exhibits and Reports on Form 8-K
         Response:  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.



               CLUSTER HOUSING PROPERTIES

                By: GP L'Auberge Communities, L.P., a California
                      Limited Partnership, General Partner

                By: L'Auberge Communities, Inc., its General Partner


                By: __/s/ Stephen B. Boyle_________________________________
                           Stephen B. Boyle, President


                             Date: November 10, 1999





<PAGE>