FORM 10-QSB--QUARTERLY OR TRANSITIONAL 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

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

                 For the quarterly period ended September 30, 2000

[ ] 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

         (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.)

                          55 Beattie Place, P.O. Box 1089
                        Greenville, South Carolina 29602

                      (Address of principal executive offices)

                                 (864) 239-1000

                           (Issuer's telephone number)

Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act during the past 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

                                  BALANCE SHEET

                                   (Unaudited)

                        (in thousands, except per unit data)

                               September 30, 2000

<TABLE>
<CAPTION>

Assets

<S>                                                           <C>            <C>
   Cash and cash equivalents                                                $  1,333
   Receivables and deposits                                                      306
   Restricted escrows                                                          1,435
   Other assets                                                                  319
   Investment properties:
      Land                                                    $  4,950
      Buildings and related personal property                   51,184
                                                                56,134

      Less accumulated depreciation                            (30,961)       25,173
                                                                            $ 28,566

Liabilities and Partners' (Deficit) Capital
Liabilities

   Accounts payable                                                          $ 106
   Tenant security deposit liabilities                                           219
   Accrued property taxes                                                        742
   Other liabilities                                                             361
   Mortgage notes payable                                                     24,736

Partners' (Deficit) Capital

   General partners                                            $ (320)
   Limited partners (42,324 units issued and
      outstanding)                                               2,722         2,402
                                                                            $ 28,566

                   See Accompanying Notes to Financial Statements
</TABLE>




b)

                              SHELTER PROPERTIES VI

                            STATEMENTS OF OPERATIONS

                                   (Unaudited)

                          (in thousands, except unit data)


<TABLE>
<CAPTION>

                                       Three Months Ended         Nine Months Ended

                                         September 30,              September 30,
                                       2000         1999          2000         1999
Revenues:
<S>                                  <C>          <C>          <C>           <C>
   Rental income                     $ 2,648      $ 2,563      $ 7,878       $ 7,513
   Other income                          230          228          621           571
       Total revenues                  2,878        2,791        8,499         8,084

Expenses:
   Operating                           1,108        1,098        3,387         3,233
   General and administrative            178          101          379           282
   Depreciation                          675          556        1,763         1,565
   Interest                              574          571        1,733         1,735
   Property taxes                        255          222          786           672
       Total expenses                  2,790        2,548        8,048         7,487

 Net income                          $    88      $   243      $   451       $   597

Net income allocated

   to general partners (1%)          $     1      $     2      $     5       $     6
Net income allocated

   to limited partners (99%)              87          241          446           591

                                     $    88      $   243      $   451       $   597

Net income per limited
   partnership unit                  $  2.06      $  5.69      $ 10.54       $ 13.96

Distribution per limited

   partnership unit                  $    --      $    --      $ 44.91       $    --

                   See Accompanying Notes to Financial Statements
</TABLE>


c)

                               SHELTER PROPERTIES VI
                STATEMENT OF CHANGES IN PARTNERS' (DEFICIT) CAPITAL
                                   (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
   December 31, 1999                    42,324        $ (306)     $ 4,177    $ 3,871

Distributions to partners                                (19)      (1,901)    (1,920)

Net income for the nine months
   ended September 30, 2000                 --             5          446        451

Partners' (deficit) capital at
   September 30, 2000                   42,324        $ (320)     $ 2,722    $ 2,402

                   See Accompanying Notes to Financial Statements
</TABLE>


d)

                              SHELTER PROPERTIES VI

                            STATEMENTS OF CASH FLOWS

                                   (Unaudited)

                                   (in thousands)

<TABLE>
<CAPTION>

                                                                 Nine Months Ended
                                                                   September 30,

                                                                  2000        1999
Cash flows from operating activities:

<S>                                                           <C>          <C>
   Net income                                                 $   451      $   597
   Adjustments to reconcile net income to net
     cash provided by operating activities:
        Depreciation                                            1,763        1,565
        Amortization of discounts and loan costs                  269          212
        Change in accounts:
            Receivables and deposits                              356         (269)
            Other assets                                          (32)         (86)
            Accounts payable                                     (104)         (72)
            Tenant security deposit liabilities                     4            3
            Accrued property taxes                                 87          215
            Other liabilities                                      57          (19)

               Net cash provided by operating activities        2,851        2,146

Cash flows from investing activities:

   Property improvements and replacements                        (648)      (1,251)
   Net (deposits to) withdrawals from restricted escrows         (669)         807

               Net cash used in investing activities           (1,317)        (444)

Cash flows from financing activities:

   Payments on mortgage notes payable                            (754)        (693)
   Distributions paid to partners                              (2,348)          --

               Net cash used in financing activities           (3,102)        (693)

Net (decrease) increase in cash and cash equivalents           (1,568)       1,009
Cash and cash equivalents at beginning of period                2,901        1,323
Cash and cash equivalents at end of period                    $ 1,333      $ 2,332

Supplemental disclosure of cash flow information:

   Cash paid for interest                                     $ 1,463      $ 1,525

Distributions  paid to partners  include  $428,000 which was accrued at December
31, 1999 and paid during January 2000.

                   See Accompanying Notes to Financial Statements
</TABLE>

e)

                              SHELTER PROPERTIES VI

                          NOTES TO FINANCIAL STATEMENTS

                                   (Unaudited)

Note A - Basis of Presentation

The accompanying  unaudited  financial  statements of Shelter Properties VI (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"),  all
adjustments (consisting of normal recurring accruals) considered necessary for a
fair presentation  have been included.  Operating results for the three and nine
month periods ended  September 30, 2000, are not  necessarily  indicative of the
results that may be expected for the year ending  December 31, 2000. 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,
1999.

Change in Fiscal Year End: The Partnership elected to change its fiscal year end
from  October 31 to December  31, as  announced in its Form 8-K filed on January
12,  2000.  This  quarterly  report  presents  the  unaudited   results  of  the
Partnership's  operations for the three and nine months ended September 30, 2000
and 1999.

Reclassifications

Certain  reclassifications  have been made to the 1999 information to conform to
the 2000 presentation.

Note B - Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia Financial Group, Inc. and Insignia Properties Trust
merged into Apartment  Investment and Management Company  ("AIMCO"),  a publicly
traded real estate investment trust, with AIMCO being the surviving  corporation
(the "Insignia Merger").  As a result, AIMCO acquired 100% ownership interest in
the Corporate  General Partner.  The Corporate  General Partner does not believe
that this  transaction has had or will have a material effect on the affairs and
operations of the Partnership.

Note C - 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
provided  by  operations",  as  defined  in  the  partnership  agreement  of the
Partnership  (the  "Partnership  Agreement").  However,  "net cash  provided  by
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>

                                                            Nine Months Ended
                                                              September 30,
                                                          2000             1999
                                                             (in thousands)
<S>                                                      <C>              <C>
     Net cash provided by operating activities           $ 2,851          $ 2,146
        Payments on mortgage notes payable                  (754)            (693)
        Property improvements and replacements              (648)          (1,251)
        Change in restricted escrows, net                   (669)             807
        Changes in reserves for net operating
           liabilities                                      (368)             228
        Additional reserves                                 (230)          (1,237)

           Net cash provided by operations                $  182           $   --
</TABLE>

The  Corporate  General  Partner  believed it to be in the best  interest of the
Partnership to reserve net cash from  operations of  approximately  $230,000 and
$1,237,000  at September  30, 2000 and 1999,  respectively,  to fund  continuing
capital improvements and repairs at the Partnership's six investment properties.

Note D - 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 (i) certain
payments to affiliates for services and (ii)  reimbursement  of certain expenses
incurred by affiliates on behalf of the Partnership.  The following transactions
with the Corporate  General Partner and/or its affiliates were incurred for each
of the nine months ended September 30, 2000 and 1999:

                                                         2000       1999
                                                          (in thousands)

         Property management fees (included in
           operating expenses)                           $439       $408
         Reimbursement for services of affiliates
           (included in general and administrative
           expenses and investment properties)            245        151

During the nine months  ended  September  30, 2000 and 1999,  affiliates  of the
Corporate General Partner were entitled to receive 5% of gross receipts from all
of the Registrant's properties as compensation for providing property management
services.  The Registrant  paid to such  affiliates  approximately  $439,000 and
$408,000 for the nine months ended September 30, 2000 and 1999, respectively.

Affiliates  of  the  Corporate   General  Partner  received   reimbursements  of
accountable  administrative  expenses  amounting to  approximately  $245,000 and
$151,000 for the nine months ended September 30, 2000 and 1999, respectively.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  currently own 25,828 limited partnership
units in the Partnership  representing  approximately  61.02% of the outstanding
units.  A number of these units were acquired  pursuant to tender offers made by
AIMCO or its  affiliates.  It is possible that AIMCO or its affiliates will make
one  or  more  additional  offers  to  acquire  additional  limited  partnership
interests in the  Partnership for cash or in exchange for units in the operating
partnership of AIMCO.  Under the Partnership  Agreement,  unitholders  holding a
majority of the Units are  entitled to take action with  respect to a variety of
matters, which would include without limitation, voting on certain amendments to
the Partnership Agreement and voting to remove the Corporate General Partner. As
a result of its  ownership of  approximately  61.02% of the  outstanding  units,
AIMCO is in a position to  influence  all voting  decisions  with respect to the
Registrant. When voting on matters, AIMCO would in all likelihood vote the Units
it acquired in a manner  favorable  to the  interest  of the  Corporate  General
Partner because of their affiliation with the Corporate General Partner.

Note E - Distributions

During the two months ended December 31, 1999, a  distribution  was approved and
accrued  for  approximately  $428,000  (approximately  $424,000  to the  limited
partners, $10.02 per limited partnership unit) from operations. The distribution
was paid during the nine months ended September 30, 2000. During the nine months
ended September 30, 2000, the Partnership  paid  distributions  of approximately
$1,920,000  (approximately $1,901,000 paid to the limited partners or $44.91 per
limited  partnership  unit) from operations.  No distributions  were declared or
paid during the nine months ended September 30, 1999.

Subsequent to September 30, 2000,  the Corporate  General  Partner  approved and
paid a distribution of $182,000 from operations (approximately $180,000 of which
was paid to limited partners, $4.25 per limited partnership unit).

Note F - Segment Reporting

Description  of the types of products  and  services  from which the  reportable
segment derives its revenues:

The Partnership has one reportable segment: residential properties consisting of
six apartment  complexes  located in five states throughout the United States as
follows:  one each in Georgia,  Iowa,  Florida,  and Colorado,  and two in North
Carolina.  The  Partnership  rents apartment units to tenants for terms that are
typically twelve months or less.

Measurement of segment profit or loss:

The  Partnership  evaluates  performance  based on segment  profit (loss) before
depreciation.  The accounting policies of the reportable segment are the same as
those  described  in the  summary  of  significant  accounting  policies  in the
Partnership's Annual Report on Form 10-KSB for the year ended October 31, 1999.

Factors management used to identify the Partnership's reportable segment:

The  Partnership's  reportable  segment  consists of investment  properties that
offer similar products and services.  Although each of the investment properties
are  managed  separately,  they have been  aggregated  into one  segment as they
provide services with similar types of products and customers.

Segment  information  for the three and nine month periods  ended  September 30,
2000 and 1999, is shown in the tables below (in  thousands).  The "Other" column
includes  Partnership  administration  related  items and income and expense not
allocated to the reportable segment.

  Three Months Ended September 30, 2000
                                           Residential      Other       Totals
Rental income                                $ 2,648         $ --      $ 2,648
Other income                                     228             2         230
Interest expense                                 574            --         574
Depreciation                                     675            --         675
General and administrative expense                --           178         178
Segment profit (loss)                            264          (176)         88

  Nine months Ended September 30, 2000
                                           Residential      Other       Totals
Rental income                                $ 7,878         $ --      $ 7,878
Other income                                     602            19         621
Interest expense                               1,733            --       1,733
Depreciation                                   1,763            --       1,763
General and administrative expense                --           379         379
Segment profit (loss)                            811          (360)        451
Total assets                                  28,446           120      28,566
Capital expenditures for investment
  properties                                     648            --         648

  Three Months Ended September 30, 1999
                                           Residential      Other       Totals
Rental income                                $ 2,563         $ --      $ 2,563
Other income                                     221             7         228
Interest expense                                 571            --         571
Depreciation                                     556            --         556
General and administrative expense                --           101         101
Segment profit (loss)                            337           (94)        243

  Nine Months Ended September 30, 1999
                                           Residential      Other       Totals
Rental income                                $ 7,513         $ --      $ 7,513
Other income                                     544            27         571
Interest expense                               1,735            --       1,735
Depreciation                                   1,565            --       1,565
General and administrative expense                --           282         282
Segment profit (loss)                            852          (255)        597
Total assets                                  30,147         1,014      31,161
Capital expenditures for investment
  properties                                   1,251            --       1,251

Note G - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the Partnership,  its Corporate  General Partner and several of their affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging the acquisition of interests in certain general partner
entities by Insignia Financial Group, Inc. and entities which were, at one time,
affiliates of Insignia; past tender offers by the Insignia affiliates to acquire
limited  partnership  units;  the  management  of  partnerships  by the Insignia
affiliates;  and the Insignia  Merger.  The plaintiffs seek monetary damages and
equitable relief, including judicial dissolution of the Partnership. On June 25,
1998,  the Corporate  General  Partner filed a motion  seeking  dismissal of the
action.  In lieu of  responding  to the  motion,  the  plaintiffs  have filed an
amended complaint.  The Corporate General Partner filed demurrers to the amended
complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims,  subject to final court approval,  on behalf of the Partnership
and all limited  partners  who owned  units as of November 3, 1999.  Preliminary
approval of the settlement  was obtained on November 3, 1999 from the Court,  at
which time the Court set a final approval  hearing for December 10, 1999.  Prior
to the December 10, 1999 hearing,  the Court received various  objections to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Corporate  General Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying them from the case. The Court is considering applications for lead
counsel and has  currently  scheduled a hearing on the matter for  November  20,
2000. The Corporate  General Partner does not anticipate  that costs  associated
with this case will be material to the Partnership's overall operations.

The  Partnership is unaware of any other pending or outstanding  litigation that
is not of a routine nature arising in the ordinary course of business.

Item 2.     Management's Discussion and Analysis or Plan of Operation

The  matters  discussed  in this Form  10-QSB  contain  certain  forward-looking
statements  and  involve  risks and  uncertainties  (including  changing  market
conditions,   competitive  and  regulatory   matters,   etc.)  detailed  in  the
disclosures  contained  in this  Form  10-QSB  and the  other  filings  with the
Securities and Exchange Commission made by the Registrant from time to time. The
discussion of the  Registrant's  business and results of  operations,  including
forward-looking  statements  pertaining  to such  matters,  does not  take  into
account the effects of any changes to the  Registrant's  business and results of
operations.  Accordingly,  actual  results  could differ  materially  from those
projected in the forward-looking  statements as a result of a number of factors,
including those identified herein.

The Partnership's  investment properties consist of six apartment complexes. The
following  table sets forth the average  occupancy of the properties for each of
the nine months ended September 30, 2000 and 1999:

                                                            Average
                                                           Occupancy

       Property                                        2000          1999

       Rocky Creek Apartments

         Augusta, Georgia                              93%            92%

       Carriage House Apartments

         Gastonia, North Carolina                      95%            93%

       Nottingham Square Apartments

         Des Moines, Iowa                              97%            95%

       Foxfire/Barcelona Apartments

         Durham, North Carolina                        92%            96%

       River Reach Apartments

         Jacksonville, Florida                         96%            95%

       Village Gardens Apartments

         Fort Collins, Colorado                        96%            97%

The decrease in average occupancy at Foxfire/Barcelona  Apartments is due to the
renting,  during the nine months ended September 30, 1999, of corporate units to
a  construction   company  that  was  building  a  hospital  in  the  area.  The
construction company is no longer renting such units.

Results of Operations

The  Partnership  recorded  net income of  approximately  $88,000  for the three
months  ended  September  30,  2000  compared  to a net income of  approximately
$243,000 for the three months ended  September 30, 1999. The  Partnership's  net
income for the nine months ended September 30, 2000 was  approximately  $451,000
compared to a net income of  approximately  $597,000  for the nine months  ended
September  30,  1999.  The  decrease in net income for the three and nine months
ended  September 30, 2000 compared to the three and nine months ended  September
30,  1999 was  primarily  due to an  increase  in total  expenses  offset  by an
increase in total revenues.

The increase in total expenses for the three and nine months ended September 30,
2000  is  primarily  attributable  to an  increase  in  operating,  general  and
administrative,  depreciation,  and property  tax  expenses.  Operating  expense
increased as a result of an increase in property  expenses due to an increase in
commissions and bonuses, and increases in employee salaries and related employee
benefits  at  the  Partnership's  investment  properties.  Depreciation  expense
increased as a result of property additions during the past twelve months at the
Partnership's investment properties. The increase in property tax expense is due
to the timing of the  receipt  of tax bills,  which  affected  the tax  accruals
recorded  for  the  respective  periods.  General  and  administrative  expenses
increased for the three and nine months ended  September 30, 2000 as a result of
an increase in costs associated with  professional fees necessary to operate the
Partnership and an increase in the costs of services  included in the management
reimbursements to the Corporate General Partner as allowed under the Partnership
Agreement. Included in general and administrative expenses at both September 30,
2000 and 1999, are costs associated with the quarterly and annual communications
with  investors  and  regulatory  agencies and the annual  audit and  appraisals
required by the Partnership Agreement.

Total  revenues  increased for the three and nine month periods ended  September
30, 2000 primarily due to an increase in rental income.  Rental income increased
due to an  increase  in  average  rental  rates  at all six of the  Registrant's
properties and an increase in occupancy at four of the investment properties.

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
expenses.  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.

Liquidity and Capital Resources

At  September  30,  2000,  the  Partnership  had cash and  cash  equivalents  of
approximately  $1,333,000 as compared to  approximately  $2,332,000 at September
30, 1999. Cash and cash equivalents decreased  approximately  $1,568,000 for the
nine months ended September 30, 2000 from the Partnership's year end of December
31,  1999.  The  decrease was due to  approximately  $3,102,000  of cash used in
financing  activities  and  approximately  $1,317,000  of cash used in investing
activities  which was  partially  offset  by  approximately  $2,851,000  of cash
provided by operating  activities.  Cash used in investing  activities consisted
primarily  of net  deposits to  restricted  escrows  maintained  by the mortgage
lender  and  property  improvements  and  replacements.  Cash used in  financing
activities  consisted  primarily  of  distributions  paid to partners  and, to a
lesser  extent,  payments of principal  made on the  mortgages  encumbering  the
Registrant's properties.  The Registrant invests its working capital reserves in
money market accounts.

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 investment  properties to adequately  maintain the
physical  assets and other operating needs of the Partnership and to comply with
Federal, state, local, legal, and regulatory requirements.  Capital improvements
planned for each of the Registrant's properties are detailed below.

Rocky Creek Apartments

Approximately  $92,000 has been budgeted for capital improvements at Rocky Creek
Apartments  for  the  year  2000  consisting   primarily  of  flooring  covering
replacement,   air  conditioning  unit  replacements,   major  landscaping,  and
appliance  replacements.  During the nine months ended  September 30, 2000,  the
Partnership  expended  approximately  $72,000 for capital  improvements at Rocky
Creek  Apartments  primarily  consisting of floor  covering  replacement,  major
landscaping, other building enhancements, and roof replacement. The improvements
were funded from Partnership operating cash flow.

Carriage House Apartments

Approximately  $71,000 has been  budgeted  for capital  improvement  at Carriage
House  Apartments  for the year  2000  consisting  primarily  of floor  covering
replacement,  air conditioning  unit  replacements  and appliance  replacements.
During the nine months  ended  September  30,  2000,  the  Partnership  expended
approximately  $49,000 for capital  improvements  at Carriage  House  Apartments
primarily consisting of floor covering,  air conditioning unit replacement,  and
appliance   replacements.   These  improvements  were  funded  from  Partnership
operating cash flow.

Nottingham Square Apartments

Approximately  $159,000 has been budgeted for capital improvements at Nottingham
Square  Apartments  for the year 2000  consisting  primarily  of floor  covering
replacement,  plumbing enhancements and appliance replacements.  During the nine
months ended September 30, 2000, the Partnership expended approximately $141,000
for capital improvements at Nottingham Square Apartments primarily consisting of
floor covering and appliance replacements and other building improvements. These
improvements were funded from Partnership operating cash flow.

Foxfire/Barcelona Apartments

Approximately   $149,000  has  been   budgeted  for  capital   improvements   at
Foxfire/Barcelona  Apartments  for the year 2000  consisting  primarily of floor
covering replacements, cabinet replacements, air conditioning units replacements
and appliance replacements. During the nine months ended September 30, 2000, the
Partnership   expended   approximately   $75,000  for  capital  improvements  at
Foxfire/Barcelona Apartments primarily consisting of floor covering replacement,
appliance replacement,  cabinet replacements, and other structural improvements.
These improvements were funded from operating cash flows.

River Reach Apartments

Approximately $519,000 has been budgeted for capital improvements at River Reach
Apartments for the year 2000 consisting primarily of floor covering replacement,
plumbing   enhancements,   air   conditioning   unit   replacements,   appliance
replacements  and other  structural  enhancements.  During the nine months ended
September 30, 2000, the Partnership expended  approximately $254,000 for capital
improvements at River Reach  Apartments  primarily  consisting of floor covering
replacement,  air conditioning unit replacements,  plumbing fixtures,  appliance
replacements,  and  interior  decoration.  These  improvements  were funded from
Partnership operating cash flow.

Village Gardens Apartments

Approximately  $112,000 has been  budgeted for capital  improvements  at Village
Gardens   Apartments  for  the  year  2000  consisting   primarily  of  plumbing
enhancements, floor covering replacements and appliance replacements. During the
nine months ended  September 30, 2000, the  Partnership  expended  approximately
$57,000  for  capital  improvements  at  Village  Gardens  Apartments  primarily
consisting of floor covering  replacements,  plumbing  enhancements,  electrical
enhancements,  and appliance  replacements.  These improvements were funded from
Partnership operating cash flow.

The additional  capital  expenditures will be incurred only if cash is available
from  operations  and  Partnership  reserves.  To the extent that such  budgeted
capital improvements are completed, the Registrant's distributable cash flow, if
any, may be adversely affected at least in the short term.

The Partnership's  current assets are thought to be sufficient for any near term
needs  (exclusive  of capital  improvements)  of the  Partnership.  The mortgage
indebtedness of approximately $24,736,000,  net of discounts, is being amortized
over 257 months  with a balloon  payment  of  approximately  $23,008,000  due on
November 15, 2002. The Corporate  General Partner will attempt to refinance such
indebtedness  and/or sell the  properties  prior to such  maturity  date. If the
properties cannot be refinanced or sold for a sufficient amount, the Partnership
will risk losing such properties through foreclosure.

During the two months ended December 31, 1999, a  distribution  was approved and
accrued  for  approximately  $428,000  (approximately  $424,000  to the  limited
partners, $10.02 per limited partnership unit) from operations. The distribution
was paid during the nine months ended September 30, 2000. During the nine months
ended September 30, 2000, the Partnership  paid  distributions  of approximately
$1,920,000 ($1,901,000 to the limited partners or $44.91 per limited partnership
unit) from operations.  Subsequent to September 30, 2000, the Corporate  General
Partner  approved  and  paid  a  distribution  of  approximately  $182,000  from
operations  (approximately $180,000 of which was paid to limited partners, $4.25
per limited partnership unit). No distributions were declared or paid during the
nine months ended September 30, 1999. Future cash  distributions  will depend on
the levels of net cash  generated  from  operations,  the  availability  of cash
reserves,  and the  timing of debt  maturities,  refinancings,  and/or  property
sales. The Partnership's  distribution  policy is reviewed on a quarterly basis.
In addition,  the  Partnership is restricted  from making  distributions  if the
amount in the  reserve  account for each  property  maintained  by the  mortgage
lender  is less  than $400 per  apartment  unit at all six of the  Partnership's
investment properties. At September 30, 2000, the reserve account was adequately
funded with a balance of  approximately  $1,435,000.  There can be no assurance,
however,  that the Partnership  will generate  sufficient funds from operations,
after required  capital  improvements,  to permit further  distributions  to its
partners during the remainder of 2000 or subsequent periods.


                           PART II - OTHER INFORMATION

ITEM 1.     LEGAL PROCEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the Partnership,  its Corporate  General Partner and several of their affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging the acquisition of interests in certain general partner
entities by Insignia Financial Group, Inc. and entities which were, at one time,
affiliates of Insignia; past tender offers by the Insignia affiliates to acquire
limited  partnership  units;  the  management  of  partnerships  by the Insignia
affiliates;  and the Insignia  Merger.  The plaintiffs seek monetary damages and
equitable relief, including judicial dissolution of the Partnership. On June 25,
1998,  the Corporate  General  Partner filed a motion  seeking  dismissal of the
action.  In lieu of  responding  to the  motion,  the  plaintiffs  have filed an
amended complaint.  The Corporate General Partner filed demurrers to the amended
complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims,  subject to final court approval,  on behalf of the Partnership
and all limited  partners  who owned  units as of November 3, 1999.  Preliminary
approval of the settlement  was obtained on November 3, 1999 from the Court,  at
which time the Court set a final approval  hearing for December 10, 1999.  Prior
to the December 10, 1999 hearing,  the Court received various  objections to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Corporate  General Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying them from the case. The Court is considering applications for lead
counsel and has  currently  scheduled a hearing on the matter for  November  20,
2000. The Corporate  General Partner does not anticipate  that costs  associated
with this case will be material to the Partnership's overall operations.


<PAGE>



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  September
                  30, 2000:

                  None.


<PAGE>


                                   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

                                 By:     Shelter Realty VI Corporation
                                         Corporate General Partner

                                 By:     /s/Patrick J. Foye
                                         Patrick J. Foye
                                         Executive Vice President

                                 By:     /s/Martha L. Long
                                         Martha L. Long
                                         Senior Vice President
                                         and Controller

                                 Date:   November 13, 2000