FORM 10-QSB--QUARTERLY REPORT UNDER SECTION 13 OR 15(D) OF
                     THE SECURITIES EXCHANGE ACT OF 1934
                       QUARTERLY OR TRANSITIONAL REPORT
                 (As last amended by 34-32231, eff. 6/3/93.)


                   U. S. SECURITIES AND EXCHANGE COMMISSION
                            Washington, D.C. 20549

                                 FORM 10-QSB

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

               For the quarterly period ended January 31, 1997

                                      or

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


              For the transition period from.........to.........

                        Commission file number 0-13261


                  SHELTER PROPERTIES VI LIMITED PARTNERSHIP
      (Exact name of small business issuer as specified in its charter)

         South Carolina                                  57-0755618
(State or other jurisdiction of                       (I.R.S. Employer
incorporation or organization)                        Identification No.)

One Insignia Financial Plaza, P.O. Box 1089
      Greenville, South Carolina                            29602
(Address of principal executive offices)                  (Zip Code)

                   Issuer's telephone number (864) 239-1000

Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15 (d) of the Securities Exchange Act of 1934 during the preceding 12
months (or for such shorter period that the registrant was required to file such
reports), and (2) has been subject to such filing requirements for the past 90
days.  Yes  X  .  No      .

                        PART I - FINANCIAL INFORMATION

ITEM 1.  FINANCIAL STATEMENTS

a)                SHELTER PROPERTIES VI LIMITED PARTNERSHIP

                                BALANCE SHEET
                                 (Unaudited)
                        (in thousands, except unit data)
                               January 31, 1997


Assets
  Cash and cash equivalents:
     Unrestricted                                                  $ 3,223
     Restricted--tenant security deposits                              192
  Accounts receivable                                                   16
  Escrows for taxes                                                    403
  Restricted escrows                                                 1,525
  Other assets                                                         671
  Investment properties:
     Land                                          $  4,950
     Buildings and related personal property         46,291
                                                     51,241
     Less accumulated depreciation                  (23,287)        27,954
                                                                   $33,984

Liabilities and Partners' Capital (Deficit)
Liabilities
  Accounts payable                                                 $   192
  Tenant security deposits                                             192
  Accrued taxes                                                        537
  Other liabilities                                                    221
  Mortgage notes payable                                            27,231

Partners' Capital (Deficit)
  General partners                                 $   (302)
  Limited partners (42,324 units
     issued and outstanding)                          5,913          5,611
                                                                   $33,984

                 See Accompanying Notes to Financial Statements


b)                  SHELTER PROPERTIES VI LIMITED PARTNERSHIP

                            STATEMENTS OF OPERATIONS
                                   (Unaudited)
                        (in thousands, except unit data)


                                                   Three Months Ended
                                                       January 31,
                                                   1997           1996
Revenues:
  Rental income                                  $2,386         $2,312
  Other income                                      167            156
     Total revenues                               2,553          2,468

Expenses:
  Operating                                         695            686
  General and administrative                         63             54
  Maintenance                                       280            339
  Depreciation                                      487            481
  Interest                                          622            634
  Property taxes                                    221            220
     Total expenses                               2,368          2,414

     Net income                                  $  185         $   54

Net income allocated
  to general partners (1%)                       $    2         $    1
Net income allocated
  to limited partners (99%)                         183             53
                                                 $  185         $   54

Net income per limited
  partnership unit                               $ 4.32         $ 1.26

                 See Accompanying Notes to Financial Statements


c)                    SHELTER PROPERTIES VI LIMITED PARTNERSHIP

                 STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
                                     (Unaudited)
                          (in thousands, except unit data)
<TABLE> 
<CAPTION>
                                   Limited
                                  Partnership    General       Limited
                                    Units        Partners      Partners      Total
<S>                                <C>           <C>          <C>          <C>
Original capital contributions      42,324        $     2      $42,324      $42,326

Partners' capital (deficit)
 at October 31, 1996                42,324        $  (304)     $ 5,730      $ 5,426

Net income for the three months
 ended January 31, 1997                                 2          183          185

Partners' capital (deficit)
 at January 31, 1997                42,324        $  (302)     $ 5,913      $ 5,611
<FN>
                See Accompanying Notes to Financial Statements
</TABLE>

d)                     SHELTER PROPERTIES VI LIMITED PARTNERSHIP

                                STATEMENTS OF CASH FLOWS
                                      (Unaudited)
                                    (in thousands)
<TABLE>
<CAPTION>
                                                               Three Months Ended
                                                                   January 31,
                                                               1997            1996
<S>                                                         <C>             <C>
Cash flows from operating activities:
  Net income                                                 $  185          $    54
  Adjustments to reconcile net income to
   net cash provided by operating activities:
    Depreciation                                                487              481
    Amortization of discounts and loan costs                     76               73
    Loss on disposal of property                                 --                4
    Casualty loss                                                --                1
    Change in accounts:
      Restricted cash                                             7                1
      Accounts receivable                                         4               (1)
      Escrows for taxes                                          35               33
      Other assets                                               25               31
      Accounts payable                                          (61)             (79)
      Tenant security deposit liabilities                        (5)              --
      Accrued taxes                                             (73)             (77)
      Other liabilities                                        (132)             (43)
       Net cash provided by operating activities                548              478

Cash flows from investing activities:
  Property improvements and replacements                       (222)            (282)
  Deposits to restricted escrows                                (16)             (13)
  Receipts from restricted escrows                               --               14
  Net insurance proceeds from property damages                   --               36
       Net cash used in investing activities                   (238)            (245)

Cash flows from financing activities:
  Payments on mortgage notes payable                           (193)            (179)
  Partners' distributions                                        --           (1,000)
       Net cash used in financing activities                   (193)          (1,179)

Net increase (decrease) in cash                                 117             (946)

Cash and cash equivalents at beginning of period              3,106            3,710
Cash and cash equivalents at end of period                   $3,223          $ 2,764

Supplemental disclosure of cash flow information:
  Cash paid for interest                                     $  546          $   560
<FN>
                 See Accompanying Notes to Financial Statements
</TABLE>


                   SHELTER PROPERTIES VI LIMITED PARTNERSHIP

                         NOTES TO FINANCIAL STATEMENTS
                                   (Unaudited)

NOTE A - BASIS OF PRESENTATION

The accompanying unaudited financial statements of Shelter Properties VI Limited
Partnership (the "Partnership" or "Registrant") have been prepared in accordance
with generally accepted accounting principles for interim financial information
and with the instructions to Form 10-QSB and Item 310(b) of Regulation S-B.
Accordingly, they do not include all of the information and footnotes required
by generally accepted accounting principles for complete financial statements.
In the opinion of Shelter Realty VI Corporation (the "Corporate General Partner"
or "General Partner"), all adjustments (consisting of normal recurring accruals)
considered necessary for a fair presentation have been included.  Operating
results for the three month period ended January 31, 1997, are not necessarily
indicative of the results that may be expected for the fiscal year ending
October 31, 1997.  For further information, refer to the financial statements
and footnotes thereto included in the Partnership's annual report on Form 10-KSB
for the year ended October 31, 1996.

Cash and Cash Equivalents:

Unrestricted Cash:  Unrestricted cash includes cash on hand and in banks, demand
deposits, money market funds, and certificates of deposits with original
maturities of less than ninety days.  At certain times, the amount of cash
deposited at a bank may exceed the limit on insured deposits.

Restricted Cash - Tenant Security Deposits:  The Partnership requires security
deposits from lessees for the duration of the lease and such deposits are
considered restricted cash.  Deposits are refunded when the tenant vacates the
apartment, provided the tenant has not damaged the unit and is current on its
rental payments.

Certain reclassifications have been made to the 1996 information to conform to
the 1997 presentation.


NOTE B - RECONCILIATION OF CASH FLOWS

The following is a reconciliation of the subtotal on the accompanying statements
of cash flows captioned "net cash provided by operating activities" to "net cash
used in operations", as defined in the partnership agreement.  However, "net
cash used in operations" should not be considered an alternative to net income
as an indicator of the Partnership's operating performance or to cash flows as a
measure of liquidity.

NOTE B - RECONCILIATION OF CASH FLOWS - CONTINUED

<TABLE>
<CAPTION>
                                                            Three Months Ended
                                                                January 31,
                                                               (in thousands)
                                                            1997             1996
<S>                                                       <C>               <C>
Net cash provided by operating activities                  $ 548             $ 478
  Payments on mortgage notes payable                        (193)             (179)
  Property improvements and replacements                    (222)             (282)
  Change in restricted escrows, net                          (16)                1
  Changes in reserves for net operating
      liabilities                                            200               135
  Additional reserves                                       (315)             (155)
         Net cash provided by (used in) operations         $   2             $  (2)
</TABLE>

The General Partner believed it to be in the best interest of the Partnership to
reserve net cash from operations of approximately $315,000 and $155,000 at
January 31, 1997 and 1996, respectively, to fund continuing capital improvements
at the Partnership's six properties.


NOTE C - TRANSACTIONS WITH AFFILIATED PARTIES

The Partnership has no employees and is dependent on the Corporate General
Partner and its affiliates for the management and administration of all
partnership activities. The Partnership Agreement provides for payments to
affiliates for services and the reimbursement of certain expenses incurred by
affiliates on behalf of the Partnership.  Property management fees of
approximately $127,000 and $123,000 were paid to affiliates of the General
Partner for the three months ended January 31, 1997 and 1996, respectively.
These fees are included in operating expenses on the accompanying statements of
operations.

The Partnership Agreement also provides for reimbursement to the General Partner
and its affiliates for costs incurred in connection with the administration of
partnership activities.  Reimbursements for services of affiliates of
approximately $45,000 and $32,000 were paid to the General Partner and
affiliates for the three months ended January 31, 1997 and 1996, respectively.

The Partnership insures its properties under a master policy through an agency
and insurer unaffiliated with the Corporate General Partner.  An affiliate of
the Corporate General Partner acquired, in the acquisition of a business,
certain financial obligations from an insurance agency which was later acquired
by the agent who placed the current year's master policy.  The current agent
assumed the financial obligations to the affiliate of the Corporate General
Partner who receives payments on these obligations from the agent.  The amount
of the Partnership's insurance premiums accruing to the benefit of the affiliate
of the Corporate General Partner by virtue of the agent's obligations is not
significant.


NOTE D - CASUALTY LOSS

During the first quarter of 1996, the Partnership recorded a casualty loss
resulting from a fire which destroyed three units at Nottingham Square.
Although the damage was covered by insurance, the fire resulted in a loss of
approximately $1,000. The loss resulted from gross proceeds received of
approximately $43,000 which were less than the basis of the property plus
expenses to replace the interiors damaged.

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

The Partnership's investment properties consist of six apartment complexes.  The
following table sets forth the average occupancy of the properties for the three
months ended January 31, 1997 and 1996:

                                                Average Occupancy
Property                                        1997          1996

Rocky Creek
    Augusta, Georgia                            87%           77%

Carriage House
    Gastonia, North Carolina                    92%           97%

Nottingham Square
    Des Moines, Iowa                            89%           95%

Foxfire/Barcelona
    Durham, North Carolina                      97%           98%

River Reach
    Jacksonville, Florida                       99%           98%

Village Gardens
    Fort Collins, Colorado                      96%           93%


The Corporate General Partner attributes the increase in occupancy at Rocky
Creek to the conversion of some of the two bedroom units to one bedroom units
for which there is greater demand.  The decrease in occupancy at Carriage House
is the result of increased competition in the Gastonia market due to additional
units being built.  The decrease in occupancy at Nottingham Square was due
primarily to additional units being built in the Des Moines market, as well as
tenants vacating to purchase homes.

The Partnership realized net income of approximately $185,000 and $54,000 for
the three months ended January 31, 1997, and 1996, respectively.  The increased
net income is largely attributable to rental rate increases at all of the
Partnership's properties.  Other income increased primarily due to increased
interest income as a result of the Partnership having higher cash balances
available for investment for the three months ended January 31, 1997, compared
to the three months ended January 31, 1996.  Also contributing to the increase
in net income was a decrease in maintenance expense. The decrease is primarily
the result of gutter replacements and exterior painting at Foxfire/Barcelona
during the three months ended January 31, 1996.

Included in maintenance expense is approximately $25,000 of major repairs and
maintenance comprised primarily of exterior building improvements for the three
months ended January 31, 1997.  For the three months ended January 31, 1996,
approximately $66,000 of major repairs and maintenance comprised primarily of
gutter replacements and exterior painting are included in maintenance expense.

During the first quarter of 1996, the Partnership recorded a casualty loss
resulting from a fire which destroyed three units at Nottingham Square.
Although the damage was covered by insurance, the fire resulted in a loss of
approximately $1,000, arising from gross proceeds received of approximately
$43,000 which were less than the basis of the property plus expenses to replace
the interiors damaged.

As part of the ongoing business plan of the Partnership, the Corporate General
Partner monitors the rental market environment of each of its investment
properties to assess the feasibility of increasing rents, maintaining or
increasing occupancy levels and protecting the Partnership from increases in
expense.  As part of this plan, the Corporate General Partner attempts to
protect the Partnership from the burden of inflation-related increases in
expenses by increasing rents and maintaining a high overall occupancy level.
However, due to changing market conditions, which can result in the use of
rental concessions and rental reductions to offset softening market conditions,
there is no guarantee that the Corporate General Partner will be able to sustain
such a plan.

At January 31, 1997, the Partnership had unrestricted cash of approximately
$3,223,000 compared to approximately $2,764,000 at January 31, 1996.  Net cash
provided by operations increased primarily as a result of increased rental and
other income and decreased maintenance expenses as discussed above.  Net cash
used in financing activities decreased due to approximately $1,000,000 of
accrued distributions to partners being paid in the first quarter of 1996.  No
distributions were made during the three months ended January 31, 1997.

The Partnership has no material capital programs scheduled to be performed in
fiscal year 1997, although certain routine capital expenditures and maintenance
expenses have been budgeted.  These capital expenditures and maintenance
expenses will be incurred only if cash is available from operations or is
received from the capital reserve account.

The sufficiency of existing liquid assets to meet future liquidity and capital
expenditure requirements is directly related to the level of capital
expenditures required at the properties to adequately maintain the physical
assets and other operating needs of the Partnership.  Such assets are currently
thought to be sufficient for any near-term needs of the Partnership.  The
mortgage indebtedness of approximately $27,231,000, net of discount, is being
amortized over 257 months with balloon payments of approximately $23,008,000 due
on November 15, 2002, at which time the properties are expected to either be
refinanced or sold.  No cash distributions were paid in the first quarter of
1997.  Distributions of the proceeds from the sale of Marble Hills of $1,000,000
were paid in the first quarter of 1996.  Future cash distributions will depend
on the levels of net cash generated from operations, refinancing, property sales
and cash reserves.

ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K

   a) Exhibits:

      Exhibit 27, Financial Data Schedule, is filed as an exhibit to this
      report.

   b) Reports on Form 8-K filed during the quarter ended January 31, 1997:

      None.


                                    SIGNATURES

 In accordance with the requirements of the Exchange Act, the registrant caused
this report to be signed on its behalf by the undersigned, thereunto duly
authorized.



                             SHELTER PROPERTIES VI LIMITED PARTNERSHIP

                             By: Shelter Realty VI Corporation
                                 Corporate General Partner



                             By: /s/ William H. Jarrard, Jr.
                                 William H. Jarrard, Jr.
                                 President and Director


                             By: /s/ Ronald Uretta     
                                 Ronald Uretta
                                 Principal Financial Officer
                                 and Principal Accounting Officer


                             Date:  March 14, 1997