FORM 10-QSB--QUARTERLY REPORT UNDER SECTION 13 OR 15(d) OF
                     THE SECURITIES EXCHANGE ACT OF 1934
                       QUARTERLY OR TRANSITIONAL REPORT


                   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 April 30, 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)
                                April 30, 1997



Assets
  Cash and cash equivalents:
     Unrestricted                                                  $ 3,508
     Restricted--tenant security deposits                              199
  Accounts receivable                                                   11
  Escrows for taxes                                                    385
  Restricted escrows                                                 1,526
  Other assets                                                         957
  Investment properties:
     Land                                          $  4,950
     Buildings and related personal property         46,514
                                                     51,464
     Less accumulated depreciation                  (23,743)        27,721
                                                                   $34,307

Liabilities and Partners' Capital (Deficit)
Liabilities
  Accounts payable                                                 $   310
  Tenant security deposits                                             199
  Accrued taxes                                                        548
  Other liabilities                                                    229
  Mortgage notes payable                                            27,087

Partners' Capital (Deficit)
  General partners                                 $   (299)
  Limited partners (42,324 units
     issued and outstanding)                          6,233          5,934
                                                                   $34,307

                 See Accompanying Notes to Financial Statements

b)                  SHELTER PROPERTIES VI LIMITED PARTNERSHIP

                            STATEMENTS OF OPERATIONS
                                   (Unaudited)
<TABLE>
<CAPTION>

                                     Three Months Ended            Six Months Ended
                                         April 30,                    April 30,
                                     1997         1996             1997         1996
<S>                               <C>          <C>              <C>          <C>
Revenues:
  Rental income                    $ 2,381      $ 2,336          $ 4,767      $ 4,648
  Other income                         166          172              333          328
   Net casualty gain (loss)            268           --              268           (1)
     Total revenues                  2,815        2,508            5,368        4,975

Expenses:
  Operating                            754          713            1,449        1,398
  General and administrative            79          116              142          170
  Maintenance                          311          284              591          623
  Depreciation                         493          489              980          970
  Interest                             619          630            1,241        1,264
  Property taxes                       236          218              457          438
     Total expenses                  2,492        2,450            4,860        4,863

     Net income                    $   323      $    58          $   508      $   112

Net income allocated
  to general partners (1%)         $     3      $     1          $     5      $     1
Net income allocated
  to limited partners (99%)            320           57              503          111

     Net income                    $   323      $    58          $   508      $   112

Net income per limited
  partnership unit                 $  7.56      $  1.36          $ 11.88      $  2.62
<FN>
                 See Accompanying Notes to Financial Statements
</TABLE>

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

Net income for the six months
 ended April 30, 1997                   --              5          503          508

Partners' (deficit) capital
 at April 30, 1997                  42,324        $  (299)     $ 6,233      $ 5,934
<FN>
                See Accompanying Notes to Financial Statements
</TABLE>

d)                     SHELTER PROPERTIES VI LIMITED PARTNERSHIP

                                STATEMENTS OF CASH FLOWS
                                      (Unaudited)
                                    (in thousands)
<TABLE>
<CAPTION>
                                                                  Six Months Ended
                                                                      April 30,
                                                                1997            1996
<S>                                                         <C>              <C>
Cash flows from operating activities:
  Net income                                                 $  508           $   112
  Adjustments to reconcile net income to
   net cash provided by operating activities:
    Depreciation                                                980               970
    Amortization of discounts and loan costs                    152               148
    Casualty (gain) loss                                       (268)                1
    Change in accounts:
      Restricted cash                                            --                (1)
      Accounts receivable                                         9                (7)
      Escrows for taxes                                          53                18
      Other assets                                               24               (55)
      Accounts payable                                          (75)             (158)
      Tenant security deposit liabilities                         2                 4
      Accrued taxes                                             (62)              (59)
      Other liabilities                                        (124)               (2)
       Net cash provided by operating activities              1,199               971

Cash flows from investing activities:
  Property improvements and replacements                       (426)             (524)
  Deposits to restricted escrows                                (31)              (31)
  Receipts from restricted escrows                               14                68
  Net insurance proceeds from property damages                   36                35
       Net cash used in investing activities                   (407)             (452)

Cash flows from financing activities:
  Payments on mortgage notes payable                           (390)             (361)
  Partners' distributions                                        --            (1,000)
       Net cash used in financing activities                   (390)           (1,361)

Net increase (decrease) in cash and cash equivalents            402             (842)

Cash and cash equivalents at beginning of period              3,106             3,710
Cash and cash equivalents at end of period                   $3,508           $ 2,868

Supplemental disclosure of cash flow information:
  Cash paid for interest                                     $1,089           $ 1,117
<FN>
Supplemental disclosure of non-cash activity:

Other assets and accounts payable were adjusted by approximately $308,000 and
$132,000, respectively, for non-cash amounts in connection with the recording of
the casualty items.

                 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 six months ended April 30, 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.

<TABLE>
<CAPTION>
                                                              Six Months Ended
                                                                  April 30,
                                                                (in thousands)
                                                            1997              1996
<S>                                                      <C>                <C>
Net cash provided by operating activities                 $1,199             $ 971
  Payments on mortgage notes payable                        (390)             (361)
  Property improvements and replacements                    (426)             (524)
  Change in restricted escrows, net                          (17)               37
  Changes in reserves for net operating
      liabilities                                            173               260
  Additional reserves                                       (540)             (385)
      Net cash used in operations                         $   (1)            $  (2)
</TABLE>

The General Partner believed it to be in the best interest of the Partnership to
reserve net cash from operations of approximately $540,000 and $385,000 at April
30, 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 $251,000 and $246,000 were paid to affiliates of the Corporate
General Partner for the six months ended April 30, 1997 and 1996, respectively.
These fees are included in operating expenses in the accompanying statements of
operations.

The Partnership Agreement also provides for reimbursement to the Corporate
General Partner and its affiliates for costs incurred in connection with the
administration of partnership activities.  Reimbursements for services of
affiliates of approximately $101,000 and $95,000 were paid to the Corporate
General Partner and affiliates for the six months ended April 30, 1997 and 1996,
respectively.  Included in these reimbursements for the six months ended April
30, 1997, was approximately $7,000 which was paid to affiliates of the Corporate
General Partner for construction oversight costs incurred in conjunction with
improvements made primarily at River Reach.  These amounts are included
maintenance expense in the accompanying statements of operations.

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 GAINS AND LOSSES

During the second quarter of 1997, the Partnership recorded the following
casualty gains and losses.  A casualty gain of approximately $232,000 resulted
from the insurance proceeds from hail and wind storm damage at Nottingham Square
that occurred in the second quarter of 1996.  Approximately $27,000 of these
proceeds were received during the second quarter of 1997 and the remaining
$205,000 was received subsequent to quarter end.  In November 1996, a fire
occurred at Carriage House which damaged one unit and caused smoke damage to two
additional units and the common area.  The estimated costs to repair the units
exceeded the insurance proceeds expected to be received and thus resulted in a
casualty loss of approximately $7,000.  In March 1997, a fire occurred at
Village Gardens which destroyed one unit and caused smoke and water damage to
additional units.  The estimated costs to repair the units exceeded the
insurance proceeds expected to be received and thus resulted in a casualty loss
of approximately  $10,000.  In April 1997, a fire occurred at Foxfire/Barcelona
which destroyed an entire building consisting of eight units.  A casualty gain
of approximately $53,000 resulted from the expected insurance proceeds of
$113,000 exceeding the basis of the units destroyed plus the total estimated
costs to replace the assets.  The combination of these casualty events resulted
in a casualty gain of approximately $268,000 for the six months ended April 30,
1997.

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 damage 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 damaged interiors.


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 six
months ended April 30, 1997 and 1996:



                                               Average Occupancy
Property                                        1997          1996

Rocky Creek
    Augusta, Georgia                            87%           80%

Carriage House
    Gastonia, North Carolina                    91%           97%

Nottingham Square
    Des Moines, Iowa                            90%           95%

Foxfire/Barcelona
    Durham, North Carolina                      96%           98%

River Reach
    Jacksonville, Florida                       98%           98%

Village Gardens
    Fort Collins, Colorado                      95%           93%

The Corporate General Partner attributes the increase in occupancy at Rocky
Creek to the conversion of some of the two bedroom units to the more popular one
bedroom units.  The decrease in occupancy at Carriage House is the result of
increased competition in the Gastonia market due to new complexes.  The decrease
in occupancy at Nottingham Square is 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 $508,000 and $112,000 for
the six months ended April 30, 1997 and 1996, respectively.  During the three
months ended April 30, 1997 and 1996, the Partnership realized net income of
approximately $323,000 and $58,000, respectively.  The increased net income for
the three and six months ended April 30, 1997, is largely attributable to the
net casualty gains, as discussed below, and rental rate increases at all of the
Partnership's investment properties.  Also contributing to the increase in net
income for the six months ended April 30, 1997, was a decrease in general and
administrative and maintenance expenses.  The decrease in general and
administrative expenses for the three and six months ended April 30, 1997, is
due to decreased printing and mailing costs and due to decreased audit and
appraisal fees.  The decrease in maintenance expense is primarily the result of
gutter replacements and exterior painting at Foxfire/Barcelona during the six
months ended April 30, 1996.

Included in maintenance expense is approximately $98,000 of major repairs and
maintenance comprised primarily of exterior building improvements and major
landscaping for the six months ended April 30, 1997.  For the six months ended
April 30, 1996, approximately $122,000 of major repairs and maintenance
comprised primarily of gutter replacements, exterior building improvements,
swimming pool repairs, major landscaping and exterior painting are included in
maintenance expense.

During the second quarter of 1997, the Partnership recorded the following
casualty gains and losses.  A casualty gain of approximately $232,000 resulted
from the insurance proceeds from hail and wind storm damage at Nottingham Square
that occurred in the second quarter of 1996.  Approximately $27,000 of these
proceeds were received during the second quarter of 1997 and the remaining
$205,000 was received subsequent to quarter end.  In November 1996, a fire
occurred at Carriage House which damaged one unit and caused smoke damage to two
additional units and the common area.  The estimated costs to repair the units
exceeded the insurance proceeds expected to be received and thus resulted in a
casualty loss of approximately $7,000.  In March 1997, a fire occurred at
Village Gardens which destroyed one unit and caused smoke and water damage to
additional units.  The estimated costs to repair the units exceeded the
insurance proceeds expected to be received and resulted in a casualty loss of
approximately $10,000. In April 1997, a fire occurred at Foxfire/Barcelona which
destroyed an entire building consisting of eight units.  A casualty gain of
approximately $53,000 resulted from the expected insurance proceeds of $113,000
exceeding the basis of the units destroyed plus the total estimated costs to
replace the assets.  The combination of these casualty events resulted in a
casualty gain of approximately $268,000 for the six months ended April 30, 1997.

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 damage 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 damaged interiors.

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 April 30, 1997, the Partnership had unrestricted cash and cash equivalents of
approximately $3,508,000, compared to approximately $2,868,000 at April 30,
1996. Net cash provided by operating activities increased primarily as a result
of increased rental income and decreased maintenance expenses, as discussed
above. The increase is also attributable to a decrease in other assets and the
timing of payments of accounts payable, partially offset by a decrease in other
liabilities.  Net cash used in investing activities decreased slightly due to
reduced property improvements and replacements, partially offset by reduced
receipts from restricted escrows and reduced net insurance proceeds from
property damages.  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 six months ended
April 30, 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 $27,087,000, 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 during the first two
quarters 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 April 30, 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: June 13, 1997