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 June 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)

                                  June 30, 2000
<TABLE>
<CAPTION>

Assets

<S>                                                            <C>           <C>
   Cash and cash equivalents                                                $  1,080
   Receivables and deposits                                                      282
   Restricted escrows                                                          1,393
   Other assets                                                                  330
   Investment properties:
      Land                                                    $  4,950
      Buildings and related personal property                   50,879
                                                                55,829

      Less accumulated depreciation                            (30,286)       25,543
                                                                            $ 28,628

Liabilities and Partners' (Deficit) Capital
Liabilities

   Accounts payable                                                         $    157
   Tenant security deposit liabilities                                           211
   Accrued property taxes                                                        710
   Other liabilities                                                             305
   Mortgage notes payable                                                     24,931

Partners' (Deficit) Capital

   General partners                                          $    (321)
   Limited partners (42,324 units issued and
      outstanding)                                               2,635         2,314
                                                                            $ 28,628

                   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         Six Months Ended
                                            June 30,                  June 30,
                                       2000         1999          2000         1999
Revenues:
<S>                                  <C>          <C>          <C>           <C>
   Rental income                     $ 2,633      $ 2,514      $ 5,230       $ 4,950
   Other income                          217          173          391           343
       Total revenues                  2,850        2,687        5,621         5,293

Expenses:
   Operating                           1,131        1,022        2,279         2,135
   General and administrative             93           95          201           181
   Depreciation                          475          499        1,088         1,009
   Interest                              561          579        1,159         1,164
   Property taxes                        246          219          531           450
       Total expenses                  2,506        2,414        5,258         4,939

 Net income                          $   344      $   273      $   363       $   354

Net income allocated
   to general partners (1%)          $     3      $     3      $     4       $     4

Net income allocated
   to limited partners (99%)             341          270          359           350

                                     $   344      $   273      $   363       $   354
Net income per limited
   partnership unit                  $  8.06      $  6.38      $  8.48       $  8.27

Distribution per limited
   partnership unit                  $ 44.91      $    --      $ 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 six months
   ended June 30, 2000                      --             4          359        363

Partners' (deficit) capital at
   June 30, 2000                        42,324        $ (321)     $ 2,635    $ 2,314

                   See Accompanying Notes to Financial Statements
</TABLE>

d)

                              SHELTER PROPERTIES VI

                            STATEMENTS OF CASH FLOWS

                                   (Unaudited)
                                 (in thousands)
<TABLE>
<CAPTION>

                                                                  Six Months Ended
                                                                        June 30,

                                                                  2000        1999
Cash flows from operating activities:

<S>                                                           <C>          <C>
   Net income                                                 $   363      $   354
   Adjustments to reconcile net income to net
     cash provided by operating activities:
        Depreciation                                            1,088        1,009
        Amortization of discounts and loan costs                  182          145
        Change in accounts:
            Receivables and deposits                              380          (38)
            Other assets                                          (13)         (78)
            Accounts payable                                      (53)          18
            Tenant security deposit liabilities                    (4)          18
            Accrued property taxes                                 55           (8)
            Other liabilities                                       1          (37)

               Net cash provided by operating activities        1,999        1,383

Cash flows from investing activities:

   Property improvements and replacements                        (343)        (677)
   Net (deposits to) withdrawals from restricted escrows         (627)         821

               Net cash (used in) provided by investing
                activities                                       (970)         144

Cash flows from financing activities:

   Payments on mortgage notes payable                            (502)        (458)
   Distribution paid to partners                               (2,348)          --

               Net cash used in financing activities           (2,850)        (458)

Net (decrease) increase in cash and cash equivalents           (1,821)       1,069
Cash and cash equivalents at beginning of period                2,901        1,323
Cash and cash equivalents at end of period                    $ 1,080      $ 2,392

Supplemental disclosure of cash flow information:

   Cash paid for interest                                     $   977      $ 1,021

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 six
month periods ended June 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 six months  ended June 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
used in operations",  as defined in the partnership agreement of the Partnership
(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
                                                                June 30,
                                                          2000             1999
                                                             (in thousands)
<S>                                                      <C>              <C>
     Net cash provided by operating activities           $ 1,999          $ 1,383
        Payments on mortgage notes payable                  (502)            (458)
        Property improvements and replacements              (343)            (677)
        Change in restricted escrows, net                   (627)             821
        Changes in reserves for net operating
           liabilities                                      (366)             125
        Additional reserves                                 (161)          (1,194)

           Net cash used in operations                   $    --          $    --
</TABLE>

The  Corporate  General  Partner  believed it to be in the best  interest of the
Partnership to reserve net cash from  operations of  approximately  $161,000 and
$1,194,000 at June 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 six months ended June 30, 2000 and 1999:

                                                         2000       1999
                                                          (in thousands)

         Property management fees (included in
           operating expenses)                           $296       $269
         Reimbursement for services of affiliates
           (included in general and administrative
           expenses and investment properties)            105         90

During the six months ended June 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  $296,000 and
$269,000 for the six months ended June 30, 2000 and 1999, respectively.

Affiliates  of  the  Corporate   General  Partner  received   reimbursements  of
accountable  administrative  expenses  amounting to  approximately  $105,000 and
$90,000 for the six months ended June 30, 2000 and 1999, respectively.

AIMCO and its affiliates  currently own 24,320 limited  partnership units in the
Partnership representing approximately 57.46% 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.  In this  regard,  on July 24, 2000,  an  affiliate of AIMCO  commenced a
tender offer to purchase any and all of the remaining  partnership interests for
a purchase price of $531. Under the Partnership Agreement, unitholders holding a
majority of the Units are  entitled to take action with  respect to a variety of
matters. As a result of its ownership of approximately 57.46% 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 six months ended June 30, 2000.  During the six months ended
June 30, 2000, the Partnership paid  distributions  of approximately  $1,920,000
($1,901,000  paid to the  limited  partners  or $44.91 per  limited  partnership
unit). No  distributions  were declared or paid during the six months ended June
30, 1999.

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 six month periods ended June 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 June 30, 2000
                                        Residential      Other       Totals
Rental income                             $ 2,633         $ --      $ 2,633
Other income                                  212             5         217
Interest expense                              561            --         561
Depreciation                                  475            --         475
General and administrative expense             --            93          93
Segment profit (loss)                         432           (88)        344

     Six Months Ended June, 2000
                                        Residential      Other       Totals
Rental income                             $ 5,230         $ --      $ 5,230
Other income                                  374            17         391
Interest expense                            1,159            --       1,159
Depreciation                                1,088            --       1,088
General and administrative expense             --           201         201
Segment profit (loss)                         547          (184)        363
Total assets                               28,516           172      28,688
Capital expenditures for investment
  properties                                  343            --         343

   Three Months Ended June 30, 1999
                                        Residential      Other       Totals
Rental income                             $ 2,514         $ --      $ 2,514
Other income                                  162            11         173
Interest expense                              579            --         579
Depreciation                                  499            --         499
General and administrative expense             --            95          95
Segment profit (loss)                         357           (84)        273

    Six Months Ended June 30, 1999
                                        Residential      Other       Totals
Rental income                             $ 4,950         $ --      $ 4,950
Other income                                  323            20         343
Interest expense                            1,164            --       1,164
Depreciation                                1,009            --       1,009
General and administrative expense             --           181         181
Segment profit (loss)                         515          (161)        354
Total assets                               29,809         1,063      30,872
Capital expenditures for investment
  properties                                  677            --         677

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 will entertain applications for lead
counsel which must be filed by August 4, 2000. The Court has scheduled a hearing
on  August  21,  2000 to  address  the issue of  appointing  lead  counsel.  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 six months ended June 30, 2000 and 1999:

                                                            Average
                                                           Occupancy

       Property                                        2000          1999

       Rocky Creek Apartments

         Augusta, Georgia                              92%            90%

       Carriage House Apartments

         Gastonia, North Carolina                      95%            93%

       Nottingham Square Apartments

         Des Moines, Iowa                              97%            95%

       Foxfire/Barcelona Apartments

         Durham, North Carolina                        92%            95%

       River Reach Apartments

         Jacksonville, Florida                         96%            94%

       Village Gardens Apartments

         Fort Collins, Colorado                        96%            98%

The decrease in average occupancy at Foxfire/Barcelona  Apartments is due to the
renting,  during the six months  ended June 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  $344,000 for the three
months  ended June 30, 2000  compared  to net income of  $273,000  for the three
months  ended June 30,  1999.  The  Partnership's  net income for the six months
ended  June 30,  2000 was  approximately  $363,000  compared  to net  income  of
approximately  $354,000 for the six months ended June 30, 2000.  The increase in
net income for the three and six months  ended  June 30,  2000  compared  to the
three and six months  ended June 30,  1999 was  primarily  due to an increase in
total revenues which was partially offset by an increase in total expenses.

Total  revenues  increased  during the three and six month period ended June 30,
2000,  primarily  as a result of an increase  in rental  income.  Rental  income
increased due to an increase in average rental rates at all of the Partnership's
properties,  reduced  concession  costs  at  Rocky  Creek,  Carriage  House  and
Nottingham Apartments and reduced bad debt expense at Carriage House, Nottingham
and Foxfire/Barcelona Apartments, which more than offset reductions in occupancy
at  Foxfire/Barcelona  Apartments and Village Gardens  Apartments.  Other income
increased  due to an  increase in  interest  income due to higher cash  balances
invested in interest bearing accounts.

The increase in total expenses  during the six month periods ended June 30, 2000
is  primarily  attributable  to an increase in operating  expenses,  general and
administrative, and property tax expenses. The increase in total expenses during
the three months ended June 30, 2000 is primarily attributable to an increase in
operating and property tax expense.  Operating  expense increased as a result of
an increase in property  expenses due to increases in  commissions  and bonuses,
and employee  salaries and related employee benefit at all of the  Partnership's
properties.  General and administrative expenses increased due to an increase in
professional fees necessary to operate the Partnership.  Included in general and
administrative  expenses at both June 30, 2000 and 1999, are  reimbursements  to
the Corporate General Partner allowed under the Partnership Agreement associated
with the  quarterly and annual  communications  with  investors  and  regulatory
agencies  and the  annual  audit  and  appraisals  required  by the  Partnership
Agreement are also included. Property tax expense increased due to the timing of
the  receipt of property  tax bills  which  affected  the  Partnership's  yearly
accruals.

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 June 30, 2000, the Partnership had cash and cash equivalents of approximately
$1,080,000 as compared to  approximately  $2,392,000 at June 30, 1999.  Cash and
cash  equivalents  decreased  approximately  $1,821,000 for the six months ended
June 30, 2000 from the Partnership's year end of December 31, 1999. The decrease
was due to  approximately  $2,850,000 of cash used in financing  activities  and
approximately  $970,000 of cash used in investing activities which was partially
offset by  approximately  $1,999,000 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, to a lesser extent,
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 six  months  ended  June 30,  2000,  the  Partnership
expended   approximately   $52,000  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  six  months  ended  June  30,  2000,   the   Partnership   expended
approximately  $35,000 for capital  improvements  at Carriage  House  Apartments
primarily  consisting of floor covering,  air  conditioning  unit, 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 six
months ended June 30, 2000, the Partnership expended  approximately  $62,000 for
capital  improvements at Nottingham  Square Apartments  primarily  consisting of
floor covering and appliance  replacements.  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 six months  ended June 30,  2000,  the
Partnership   expended   approximately   $49,000  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 six months ended June
30,  2000,  the  Partnership   expended   approximately   $137,000  for  capital
improvements at River Reach  Apartments  primarily  consisting of floor covering
replacement, air conditioning unit replacements, plumbing fixtures and appliance
replacements.  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
six months ended June 30, 2000, the Partnership  expended  approximately  $8,000
for capital  improvements at Village Gardens Apartments  primarily consisting of
floor covering  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 $24,931,000,  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 six months ended June 30, 2000.  During the six months ended
June 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). No
distributions  were  declared or paid during the six months ended June 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  semi-annual  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 June 30, 2000,
the  reserve  account  was  adequately  funded  with a balance of  approximately
$1,393,000.  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 will entertain applications for lead
counsel which must be filed by August 4, 2000. The Court has scheduled a hearing
on  August  21,  2000 to  address  the issue of  appointing  lead  counsel.  The
Corporate  General Partner does not anticipate  that costs  associated with this
case will be material to the Partnership's overall operations.

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 June 30, 2000:

                  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

                                 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:      August 14, 2000