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, 1996

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


                  For the transition period.........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)

                                January 31, 1996


 Assets                                                                    
      Cash:                                                                
            Unrestricted                                        $ 2,764,400
            Restricted--tenant security                             194,680
      Accounts receivable                                            17,656
      Escrow for taxes                                              366,704
      Restricted escrows                                          1,538,462
      Other assets                                                  649,406
      Investment properties:                                               
            Land                                 $ 4,949,503               
            Buildings and related personal        45,506,088               
                                                  50,455,591               
            Less accumulated depreciation        (21,465,313)    28,990,278
                                                                $34,521,586
                                                                           
 Liabilities and Partners' Capital (Deficit)                               
 Liabilities                                                               
      Accounts payable                                          $   208,903
      Tenant security deposits                                      184,907
      Accrued taxes                                                 489,356
      Other liabilities                                             320,971
      Mortgage notes payable                                     27,776,492
                                                                          
 Partners' Capital (Deficit)                                               
      General partners                           $  (302,703)              
      Limited partners (42,324 units                                       
            issued and outstanding)                5,843,660      5,540,957
                                                                $34,521,586

                                                                           

                 See Accompanying Notes to Financial Statements

b)                 SHELTER PROPERTIES VI LIMITED PARTNERSHIP 

                            STATEMENTS OF OPERATIONS
                                   (Unaudited)

<TABLE>
<CAPTION>

                                                                             
                                                      Three Months Ended January 31, 
                                                          1996             1995     
<S>                                                  <C>              <C>
 Revenues:                                                                        
      Rental income                                   $ 2,312,276      $ 2,517,856
      Other income                                        155,625          141,083
         Total revenues                                 2,467,901        2,658,939
                                                                                 
 Expenses:                                                                        
      Operating                                           558,227          625,268
      General and administrative                           54,393           57,379
      Property management fees                            122,776          132,426
      Maintenance                                         339,379          362,870
      Depreciation                                        480,526          533,637
      Interest                                            633,806          717,443
      Property taxes                                      220,259          231,185
         Total expenses                                 2,409,366        2,660,208
                                                                                  
 Loss on disposal of property                              (3,626)          (6,467)

 Casualty gain                                             (1,047)              --
                                                                                  
         Net income (loss)                            $    53,862      $    (7,736)
                                                                                 
 Net income (loss) allocated to                                                   
      general partner (1%)                            $       539      $       (77)
 Net income (loss) allocated to                                                   
      limited partners (99%)                               53,323           (7,659)
                                                                                 
                                                      $    53,862      $    (7,736)
                                                                     
 Net income (loss) per limited partnership unit       $      1.26      $      (.18)  


<FN>
                 See Accompanying Notes to Financial Statements
</TABLE>

c)                  SHELTER PROPERTIES VI LIMITED PARTNERSHIP

               STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
                                  (Unaudited) 

<TABLE>
<CAPTION>                                                                              
                                    Limited                 
                                  Partnership    General      Limited
                                      Units     Partners      Partners        Total   

<S>                                <C>        <C>         <C>             <C>   
 Original capital 
  contributions                     42,324     $   2,000   $42,324,000     $42,326,000

 Partners' capital (deficit)                                                          
  at October 31, 1995               42,324     $(303,242)  $ 5,790,337     $ 5,487,095

 Net income for the three                                                             
  months ended January 31, 1996         --           539        53,323          53,862

 Partners' capital (deficit)                                                          
  at January 31, 1996               42,324     $(302,703)  $ 5,843,660     $ 5,540,957

<FN>

                 See Accompanying Notes to Financial Statements

</TABLE>

d)                  SHELTER PROPERTIES VI LIMITED PARTNERSHIP

                            STATEMENTS OF CASH FLOWS
                                   (Unaudited)



<TABLE>
<CAPTION>                                                            
                                                        Three Months Ended January 31,
                                                             1996             1995    
<S>                                                     <C>               <C>
 Cash flows from operating activities:                                               
    Net income (loss)                                    $    53,862       $   (7,736)
    Adjustments to reconcile net income (loss) to                                    
     net cash provided by operating activities:                                      
       Depreciation                                          480,526          533,637
       Amortization of discounts and loan costs               73,462           79,289
       Loss on disposal of property                            3,626            6,467
       Casualty loss                                           1,047               --
       Change in accounts:                                                           
        Restricted cash                                          550           (2,572)
        Accounts receivable                                   (1,089)         (15,447)
        Escrows for taxes                                     33,435           47,006
        Other assets                                          31,885           28,107
        Accounts payable                                     (78,427)        (109,066)
        Tenant security deposit liabilities                     (184)             607
        Accrued taxes                                        (77,053)         (87,724)
        Other liabilities                                    (43,270)         (23,239)
          Net cash provided by operating activities          478,370          449,329
                                                                                     
 Cash flows from investing activities:                                               
    Property improvements and replacements                  (281,806)        (226,062)
    Deposits to restricted escrows                           (12,828)         (35,858)
    Receipts from restricted escrows                          14,390              931
    Net insurance proceeds from property damages              35,586               --
          Net cash used in investing activities             (244,658)        (260,989)
                                                                                     
 Cash flows from financing activities:                                               
    Payments on mortgage notes payable                      (178,870)        (184,545)
    Partners' distributions                               (1,000,000)              --
          Net cash used in financing activities           (1,178,870)        (184,545)
                                                                                     
 Net (decrease) increase in cash                            (945,158)           3,795
                                                                                     
 Cash at beginning of period                               3,709,558        1,035,305
 Cash at end of period                                   $ 2,764,400       $1,039,100
                                                                                     
 Supplemental disclosure of cash flow information:                                   
    Cash paid for interest                               $   560,346       $  638,154


<FN>
                 See Accompanying Notes to Financial Statements

</TABLE>

e)                  SHELTER PROPERTIES VI LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                                   (Unaudited)



Note A - Basis of Presentation

   The accompanying unaudited financial statements 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 the Corporate 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, 1996, are not necessarily indicative of the results
that may be expected for the fiscal year ending October 31, 1996.  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,
1995.

Cash and Cash Equivalents:

   Unrestricted - Unrestricted cash includes cash on hand and in banks, money
market funds and Certificates of Deposit with original maturities less than 90
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,
provided the tenant has not damaged its space and is current on its rental
payments.

   Certain reclassifications have been made to the 1995 information to conform
to the 1996 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.

                                                                              
                                                       Three Months Ended     
                                                           January 31,        

                                                     1996             1995   
 Net cash provided by operating activities         $ 478,370        $ 449,329
   Payments on mortgage notes payable               (178,870)        (184,545) 
   Property improvements and replacements           (281,806)        (226,062)
   Deposits to (from) operations to                                          
      restricted escrows, net                          1,562          (34,927)
   Changes in reserves for net operating                                     
      liabilities                                    134,153          162,328

   Additional reserves                              (155,000)        (237,000)
         Net cash used in operations               $  (1,591)       $ (70,877)


  The Corporate General Partner reserved an additional $155,000 on January 31,
1996, to fund capital improvements and repairs at the properties.  On January
31, 1995, the General Partner reserved $237,000 due to the funding requirements
of the Reserve Escrow having not been met.

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.  Balances and other transactions with
Insignia Financial Group, Inc. and affiliates in 1996 and 1995 are as follows:

                                                                              
                                                 For the Three Months Ended 
                                                        January 31,         
                                                  1996                1995  

 Property management fees                       $122,776            $132,426
 Reimbursement for services of affiliates         32,493              34,760
                                                  

  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.


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, 1996 and 1995:
                                                                              
                                                                     
                                               Average Occupancy
 Property                                     1996          1995
                                                        
 Rocky Creek                                                  
    Augusta, Georgia                           77%          88%
                                                              
 Carriage House                                               
    Gastonia, North                            97%          97%
                                                              
 Nottingham Square                                            
    Des Moines, Iowa                           95%          92%
                                                              
 Foxfire/Barcelona                                            
    Durham, North Carolina                     98%          98%
                                                              
 River Reach                                                  
    Jacksonville, Florida                      98%          99%
                                                             
 Village Gardens                                              
    Fort Collins, Colorado                     93%          96%

   The Corporate General Partner attributes the decrease in occupancy at Rocky
Creek to an increase in the number of tenants purchasing homes as mortgage rates
are lower than in the prior year.  Also contributing to the decrease was the
downsizing of the employment base with lay-offs in the region.  Occupancy also
decreased at Village Gardens due to competition from several new apartment
complexes in the area.  Occupancy  increased at Nottingham Square as a result of
capital improvements completed in 1995 making the property more attractive while
maintaining lower average rental rates as compared to the competition in the
region.

   The Partnership's net income for the three months ended January 31, 1996, 
was $53,862.  The Partnership reported net loss of $7,736 for the corresponding
period of 1995.  The increase in net income is primarily due to the reduction of
expenses as a result of the sale of Marble Hills and an increase in other income
as a result of increased tenant charges and interest income at the remaining
properties.  Tenant charges increased due to an increase in parking and deposit
forfeitures and application fees at Foxfire.  Interest income increased due to
an increase in the restricted escrow balances and higher interest rates during
the quarter.  In addition, revenues and expenses have decreased due to the sale
of Marble Hills  in the fourth quarter of 1995.

   During the first quarter of 1996, the Partnership recorded a casualty loss
resulting from a fire which destroyed 3 units at Nottingham Square.  Although,
the damage was covered by insurance, the damage resulted in a loss of $1,047,
arising from proceeds received of $43,141 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, 1996, the Partnership reported unrestricted cash of $2,764,400
versus $1,039,100 for the same period of 1995.  Net cash provided by operations
increased primarily due to the increase in net income as discussed above.  Also
contributing to the change was a decrease in cash used by accounts payable due
to the timing of payments.  Net cash used in investing activities decreased
primarily due to insurance proceeds received as a result of the fire discussed
above.  Offsetting the decrease in net cash used in investing activities was an
increase in property improvements and replacements.  Net cash used in financing
activities increased due to a distribution made to partners during the first
quarter of 1996.

   The Partnership has no material capital programs scheduled to be performed in
1996, 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 property 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 $27,776,492, net of discount, is amortized over 257 months with
a balloon payment of $23,007,741 due on November 15, 2002, at which time the
properties will either be refinanced or sold.  On September 29, 1995, the
Partnership sold Marble Hills Apartments to an unaffiliated party.  The buyer
assumed the mortgages, payable to Bank of America.  The total outstanding
balance on the mortgage notes payable, including interest, was $3,352,538.  The
Partnership received net proceeds of $2,412,138 after payment of closing costs. 
This disposition resulted in a gain of $1,296,229.  No cash distributions were
paid in 1995.  However, at October 31, 1995, distributions of proceeds from
the sale of Marble Hills of $1,000,000 had been declared which 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.  Distributions may also be restricted by the requirement to deposit
net operating income (as defined in the mortgage note) into the Reserve Account
until the $1,000 per apartment unit is funded for each respective property.  


                        PART II - OTHER INFORMATION


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, 1996:

            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      
                                      Treasurer
                                      (Principal Financial Officer
                                      and Principal Accounting Officer)



                                   Date: March 12, 1996