SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549

                           FORM 10-QSB

           Quarterly Report Under Section 13 or 15(d)
             of The Securities Exchange Act of 1934

           For the Quarter Ended:  September 30, 2000

                Commission file number:  0-14089


             AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP
(Exact Name of Small Business Issuer as Specified in its Charter)


      State of Delaware                    93-0926134
(State or other Jurisdiction of         (I.R.S. Employer
Incorporation or Organization)        Identification No.)


  1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
            (Address of Principal Executive Offices)

                         (651) 227-7333
                   (Issuer's telephone number)


                         Not Applicable
 (Former name, former address and former fiscal year, if changed
                       since last report)

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

         Transitional Small Business Disclosure Format:

                        Yes        No  [X]




           AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP


                              INDEX




PART I. Financial Information

 Item 1. Balance Sheet as of September 30, 2000 and December 31, 1999

         Statements for the Periods ended September 30, 2000 and 1999:

           Income

           Cash Flows

           Changes in Partners' Capital

         Notes to Financial Statements

 Item 2. Management's Discussion and Analysis

PART II. Other Information

 Item 1. Legal Proceedings

 Item 2. Changes in Securities

 Item 3. Defaults Upon Senior Securities

 Item 4. Submission of Matters to a Vote of Security Holders

 Item 5. Other Information

 Item 6. Exhibits and Reports on Form 8-K

<PAGE>
           AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP

                          BALANCE SHEET

            SEPTEMBER 30, 2000 AND DECEMBER 31, 1999

                           (Unaudited)

                             ASSETS

                                                     2000           1999

CURRENT ASSETS:
  Cash and Cash Equivalents                      $   626,995     $   956,627
  Receivables                                         10,611          22,460
                                                  -----------     -----------
      Total Current Assets                           637,606         979,087
                                                  -----------     -----------
INVESTMENTS IN REAL ESTATE:
  Land                                             1,796,726       1,501,655
  Buildings and Equipment                          4,041,317       4,041,317
  Construction in Progress                            52,093               0
  Property Acquisition Costs                               0           5,875
  Accumulated Depreciation                        (1,030,640)       (931,974)
                                                  -----------     -----------
      Net Investments in Real Estate               4,859,496       4,616,873
                                                  -----------     -----------
          Total Assets                           $ 5,497,102     $ 5,595,960
                                                  ===========     ===========


                       LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.           $    15,169     $    24,819
  Distributions Payable                              117,276         117,276
  Deferred Income                                     22,331               0
                                                  -----------     -----------
      Total Current Liabilities                      154,776         142,095
                                                  -----------     -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                   (10,038)         (8,923)
  Limited Partners, $1,000 Unit value;
   7,500 Units authorized and issued;
   7,316 outstanding                               5,352,364       5,462,788
                                                  -----------     -----------
      Total Partners' Capital                      5,342,326       5,453,865
                                                  -----------     -----------
        Total Liabilities and Partners' Capital  $ 5,497,102     $ 5,595,960
                                                  ===========     ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>

           AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP

                       STATEMENT OF INCOME

               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)


                                Three Months Ended        Nine Months Ended
                              9/30/00       9/30/99    9/30/00        9/30/99

INCOME:
 Rent                        $150,950      $150,886   $443,012     $619,438
 Investment Income             10,042         6,956     33,614       11,746
                              --------      --------   --------     --------
        Total Income          160,992       157,842    476,626      631,184
                              --------      --------   --------     --------

EXPENSES:
 Partnership Administration -
  Affiliates                   31,540        27,159     86,456       86,835
 Partnership Administration
  and Property Management -
  Unrelated Parties             2,394         3,123     11,749       16,623
 Depreciation                  32,889        35,025     98,666      103,933
                              --------      --------   --------     --------
        Total Expenses         66,823        65,307    196,871      207,391
                              --------      --------   --------     --------

OPERATING INCOME               94,169        92,535    279,755      423,793

GAIN ON SALE OF REAL ESTATE         0        16,850          0      291,122
                              --------      --------   --------     --------
NET INCOME                   $ 94,169      $109,385   $279,755     $714,915
                              ========      ========   ========     ========

NET INCOME ALLOCATED:
 General Partners            $    942      $  1,094   $  2,798     $  7,149
 Limited Partners              93,227       108,291    276,957      707,766
                              --------      --------   --------     --------
                             $ 94,169      $109,385   $279,755     $714,915
                              ========      ========   ========     ========

NET INCOME PER
 LIMITED PARTNERSHIP UNIT
 (7,316 and 7,337 weighted average Units
 outstanding in 2000 and 1999,
 respectively)               $  12.75      $  14.76   $  37.86     $  96.47
                              ========      ========   ========     ========



 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
           AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP

                     STATEMENT OF CASH FLOWS

               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)

                                                       2000          1999

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net   Income                                    $   279,755   $   714,915

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                       98,666       103,933
     Gain on Sale of Real Estate                             0      (291,122)
     Decrease in Receivables                            11,849        24,679
     Decrease in Payable to
        AEI Fund Management, Inc.                       (9,650)       (3,838)
     Increase (Decrease) in Deferred Income             22,331      (120,584)
                                                    -----------   -----------
        Total Adjustments                              123,196      (286,932)
                                                    -----------   -----------
        Net Cash Provided By
        Operating Activities                           402,951       427,983
                                                    -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                         (341,289)     (999,162)
   Proceeds from Sale of Real Estate                         0     1,383,574
                                                    -----------   -----------
        Net Cash Provided By (Used For)
        Investing Activities                          (341,289)      384,412
                                                    -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Increase in Distributions Payable                         0           345
   Distributions to Partners                          (391,294)     (391,281)
                                                    -----------   -----------
        Net Cash Used For
        Financing Activities                          (391,294)     (390,936)
                                                    -----------   -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                               (329,632)      421,459

CASH AND CASH EQUIVALENTS, beginning of period         956,627       108,619
                                                    -----------   -----------
CASH AND CASH EQUIVALENTS, end of period           $   626,995   $   530,078
                                                    ===========   ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>

           AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP

            STATEMENT OF CHANGES IN PARTNERS' CAPITAL

               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)


                                                                     Limited
                                                                   Partnership
                              General       Limited                   Units
                              Partners      Partners     Total     Outstanding


BALANCE, December 31, 1998   $(12,606)    $5,098,128   $5,085,522    7,336.55

  Distributions                (3,913)      (387,368)    (391,281)

  Net Income                    7,149        707,766      714,915
                              ---------    ----------   ----------  ----------
BALANCE, September 30, 1999  $ (9,370)    $5,418,526   $5,409,156    7,336.55
                              =========    ==========   ==========  ==========


BALANCE, December 31, 1999   $ (8,923)    $5,462,788   $5,453,865    7,315.55

  Distributions                (3,913)      (387,381)    (391,294)

  Net Income                    2,798        276,957      279,755
                              ---------    ----------   ----------  ----------
BALANCE, September 30, 2000  $(10,038)    $5,352,364   $5,342,326    7,315.55
                              =========    ==========   ==========  ==========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>

           AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2000

                           (Unaudited)


(1)  The  condensed  statements included herein have been  prepared
     by  the Partnership, without audit, pursuant to the rules  and
     regulations  of  the Securities and Exchange  Commission,  and
     reflect   all  adjustments  which  are,  in  the  opinion   of
     management,  necessary to a fair statement of the  results  of
     operations for the interim period, on a basis consistent  with
     the  annual audited statements.  The adjustments made to these
     condensed   statements  consist  only  of   normal   recurring
     adjustments.   Certain information, accounting  policies,  and
     footnote    disclosures   normally   included   in   financial
     statements  prepared  in  accordance with  generally  accepted
     accounting principles have been condensed or omitted  pursuant
     to  such  rules  and  regulations,  although  the  Partnership
     believes  that  the  disclosures  are  adequate  to  make  the
     information  presented not misleading.  It is  suggested  that
     these  condensed financial statements be read  in  conjunction
     with  the  financial statements and the summary of significant
     accounting  policies  and  notes  thereto  included   in   the
     Partnership's latest annual report on Form 10-KSB.

(2)  Organization -

     AEI  Real  Estate Fund XV Limited Partnership  (Partnership)
     was  formed  to  acquire and lease commercial properties  to
     operating tenants.  The Partnership's operations are managed
     by  AEI  Fund  Management  86-A, Inc.  (AFM),  the  Managing
     General Partner.  Robert P. Johnson, the President and  sole
     shareholder of AFM, serves as the Individual General Partner
     and  an  affiliate of AFM, AEI Fund Management, Inc.  (AEI),
     performs the administrative and operating functions for  the
     Partnership.

     The   terms   of  the  Partnership  offering  call   for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced  operations  on  October  3,  1986  when   minimum
     subscriptions    of   1,300   Limited   Partnership    Units
     ($1,300,000)  were  accepted.  On  December  30,  1986,  the
     offering  terminated when the maximum subscription limit  of
     7,500 Limited Partnership Units ($7,500,000) was reached.

     Under  the  terms of the Limited Partnership Agreement,  the
     Limited  Partners and General Partners contributed funds  of
     $7,500,000 and $1,000, respectively.  During operations, any
     Net  Cash  Flow,  as  defined, which  the  General  Partners
     determine  to  distribute will be  distributed  90%  to  the
     Limited  Partners and 10% to the General Partners; provided,
     however,  that  such distributions to the  General  Partners
     will be subordinated to the Limited Partners first receiving
     an annual, noncumulative distribution of Net Cash Flow equal
     to  10%  of their Adjusted Capital Contribution, as defined,
     and,  provided  further, that in no event will  the  General
     Partners  receive  less than 1% of such Net  Cash  Flow  per
     annum.   Distributions to Limited Partners will be made  pro
     rata by Units.


           AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2000
                           (Continued)

(2)  Organization - (Continued)

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of properties which the General Partners determine
     to distribute will, after provisions for debts and reserves,
     be  paid  in  the following manner:  (i) first, 99%  to  the
     Limited  Partners and 1% to the General Partners  until  the
     Limited  Partners  receive an amount  equal  to:  (a)  their
     Adjusted Capital Contribution plus (b) an amount equal to 6%
     of their Adjusted Capital Contribution per annum, cumulative
     but not compounded, to the extent not previously distributed
     from  Net  Cash Flow; (ii) next, 99% to the Limited Partners
     and  1%  to the General Partners until the Limited  Partners
     receive  an  amount equal to 14% of their  Adjusted  Capital
     Contribution  per annum, cumulative but not  compounded,  to
     the  extent not previously distributed; (iii) next,  to  the
     General  Partners  until  cumulative  distributions  to  the
     General  Partners under Items (ii) and (iii)  equal  15%  of
     cumulative  distributions to all Partners under  Items  (ii)
     and (iii).  Any remaining balance will be distributed 85% to
     the  Limited  Partners  and  15% to  the  General  Partners.
     Distributions to the Limited Partners will be made pro  rata
     by Units.

     For  tax  purposes,  profits  from  operations,  other  than
     profits  attributable  to  the  sale,  exchange,  financing,
     refinancing  or  other  disposition  of  property,  will  be
     allocated  first  in the same ratio in  which,  and  to  the
     extent,  Net  Cash Flow is distributed to the  Partners  for
     such year.  Any additional profits will be allocated 90%  to
     the  Limited  Partners and 10% to the General Partners.   In
     the  event  no Net Cash Flow is distributed to  the  Limited
     Partners,  90%  of each item of income, gain or  credit  for
     each  respective  year  shall be allocated  to  the  Limited
     Partners,  and 10% of each such item shall be  allocated  to
     the  General Partners.  Net losses from operations  will  be
     allocated 98% to the Limited Partners and 2% to the  General
     Partners.

     For  tax purposes, profits arising from the sale, financing,
     or  other  disposition  of property  will  be  allocated  in
     accordance  with the Partnership Agreement as  follows:  (i)
     first,  to  those  Partners with deficit balances  in  their
     capital  accounts  in an amount equal to  the  sum  of  such
     deficit  balances; (ii) second, 99% to the Limited  Partners
     and  1%  to the General Partners until the aggregate balance
     in  the Limited Partners' capital accounts equals the sum of
     the Limited Partners' Adjusted Capital Contributions plus an
     amount  equal to 14% of their Adjusted Capital Contributions
     per  annum, cumulative but not compounded, to the extent not
     previously  allocated; (iii) third, to the General  Partners
     until  cumulative allocations to the General Partners  equal
     15%  of cumulative allocations.  Any remaining balance  will
     be  allocated  85% to the Limited Partners and  15%  to  the
     General  Partners.   Losses will be  allocated  98%  to  the
     Limited Partners and 2% to the General Partners.

     The  General Partners are not required to currently  fund  a
     deficit capital balance. Upon liquidation of the Partnership
     or  withdrawal  by  a General Partner, the General  Partners
     will  contribute to the Partnership an amount equal  to  the
     lesser of the deficit balances in their capital accounts  or
     1%  of total Limited Partners' and General Partners' capital
     contributions.


           AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2000
                           (Continued)

(3)  Investments in Real Estate -

     In February, 1999, the Partnership entered into an agreement
     to  sell  the  Fuddruckers property to  an  unrelated  third
     party.   On  June  16,  1999,  the  sale  closed  with   the
     Partnership receiving net sale proceeds of $1,145,424  which
     resulted  in a net gain of $270,045.  At the time  of  sale,
     the cost and related accumulated depreciation was $1,138,296
     and $262,917, respectively.

     In March, 1999, the Partnership entered into an agreement to
     sell the Waco property to an unrelated third party.  On  May
     10, 1999, the sale closed with the Partnership receiving net
     sale  proceeds of $128,879 which resulted in a net  gain  of
     $4,228.    At  the  time  of  sale,  the  cost  and  related
     accumulated   depreciation  was   $287,710   and   $163,059,
     respectively.

     On  July  14,  1999, the Partnership purchased a  Children's
     World  daycare  center in West Chester, Ohio  for  $999,163.
     The  property  is  leased to ARAMARK Educational  Resources,
     Inc. under a Lease Agreement with a primary term of 15 years
     and annual rental payments of $93,162.

     During the third and fourth quarter of 1999, the Partnership
     sold  its  interest in the Timber Lodge Steakhouse in  three
     separate  transactions  to  unrelated  third  parties.   The
     Partnership  received  total net sale proceeds  of  $566,111
     which  resulted in a total net gain of $81,898.   The  total
     cost  and  related accumulated depreciation of the  property
     was $510,635 and $26,421, respectively.  The majority of the
     net  sale proceeds will be reinvested in additional property
     in the future.

     On  May 8, 2000, the Partnership purchased a 22% interest in
     a parcel of land in Austin, Texas for $299,200.  The land is
     leased to Razzoo's, Inc. (RI) under a Lease Agreement with a
     primary  term  of  15  years and annual rental  payments  of
     $25,432.  Simultaneously with the purchase of the land,  the
     Partnership  entered into a Development Financing  Agreement
     under which the Partnership will advance funds to RI for the
     construction of a Razzoo's restaurant on the site.   Through
     September 30, 2000, the Partnership had advanced $52,093 for
     the  construction of the property and was charging  interest
     on  the advances at a rate of 8.5%.  The Partnership's share
     of the total purchase price, including the cost of the land,
     will  be approximately $754,600.  After the construction  is
     complete,  the  Lease Agreement will be amended  to  require
     annual  rental  payments  of  approximately  $73,000.    The
     remaining  interests in the property are owned by  AEI  Real
     Estate Fund XVII Limited Partnership, AEI Net Lease Income &
     Growth Fund XIX Limited Partnership, and AEI Income & Growth
     Fund   XXII   Limited   Partnership,   affiliates   of   the
     Partnership.

(4)  Payable to AEI Fund Management -

     AEI  Fund  Management, Inc. performs the administrative  and
     operating functions for the Partnership.  The payable to AEI
     Fund   Management  represents  the  balance  due  for  those
     services.    This  balance  is  non-interest   bearing   and
     unsecured  and  is  to  be  paid in  the  normal  course  of
     business.



           AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2000
                           (Continued)

(5)  Deferred Income -

     In  June,  1994, Fuddruckers, Inc., the restaurant concept's
     franchisor,  acquired  the  operations  of  the  Fuddruckers
     restaurant  in  St. Louis, Missouri, and assumed  the  lease
     obligations  from  the  original lessee.   As  part  of  the
     agreement,  the Partnership amended the Lease to reduce  the
     annual   base   rent   from  $163,550   to   $138,246.    In
     consideration  for the lease assumption and  amendment,  the
     Partnership  received a lump sum payment from  the  original
     lessee of $210,277.  The lump sum payment was recognized  as
     income  over the Lease term, which was scheduled  to  expire
     January  31,  2008, using the straight line method.   As  of
     March  31,  1999, the Partnership had recognized $73,530  of
     this  payment as income.  On June 16, 1999, the  Partnership
     sold the Fuddruckers restaurant and the Lease Agreement  was
     terminated.   As  a result, the Partnership  recognized  the
     balance  of  the deferred income of $136,747 in  the  second
     quarter of 1999.  At September 30, 2000, deferred income  of
     $22,331   was   prepaid  rent  related  to   certain   other
     Partnership properties.


ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS

Results of Operations

       For the nine months ended September 30, 2000 and 1999, the
Partnership  recognized rental income of $443,012  and  $619,438,
respectively.   During the same periods, the  Partnership  earned
investment income of $33,614 and $11,746, respectively.  In 1999,
rental income was higher due to deferred income recognized  as  a
result of the sale of the Fuddruckers restaurant discussed below.
In addition, in 2000, regular rental income decreased as a result
of  the  property sales discussed below.  The decrease in  rental
income was partially offset by additional rent received from  two
property  acquisitions in 1999 and 2000 and  by  an  increase  in
investment  income earned on the net proceeds from  the  property
sales.

        During the nine months ended September 30, 2000 and 1999,
the  Partnership  paid  Partnership  administration  expenses  to
affiliated  parties of $86,456 and $86,835, respectively.   These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Partners.   During
the   same   periods,   the  Partnership   incurred   Partnership
administration  and property management expenses  from  unrelated
parties  of  $11,749 and $16,623, respectively.   These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct administrative costs, outside audit and  accounting
costs, taxes, insurance and other property costs.

        As  of  September 30, 2000, the Partnership's  annualized
cash  distribution rate was 7.5%, based on the  Adjusted  Capital
Contribution.   Distributions of Net Cash  Flow  to  the  General
Partners were subordinated to the Limited Partners as required in
the Partnership Agreement.  As a result, 99% of distributions and
income  were allocated to Limited Partners and 1% to the  General
Partners.

ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS  (Continued)

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   It is expected that increases in sales  volumes  of
the  tenants, due to inflation and real sales growth, will result
in  an  increase in rental income over the terms of  the  leases.
Inflation  also  may  cause  the  Partnership's  real  estate  to
appreciate in value.  However, inflation and changing prices  may
also  have  an  adverse impact on the operating  margins  of  the
properties' tenants which could impair their ability to pay  rent
and subsequently reduce the Partnership's Net Cash Flow available
for distributions.

Liquidity and Capital Resources

        During  the  nine months ended September  30,  2000,  the
Partnership's  cash balances decreased $329,632 as  a  result  of
cash used to purchase additional property.  Net cash provided  by
operating activities decreased from $427,983 in 1999 to  $402,951
in  2000 as a result of a decrease in total income in 2000  which
was  partially offset by a decrease in expenses in 2000  and  net
timing differences in the collection of payments from the lessees
and the payment of expenses.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale  of  real estate.  During the nine  months  ended
September 30, 1999, the Partnership generated cash flow from  the
sale  of real estate of $1,383,574.  During the nine months ended
September  30,  2000 and 1999, the Partnership expended  $341,289
and   $999,162,  respectively,  to  invest  in  real   properties
(inclusive of acquisition expenses) as the Partnership reinvested
the cash generated from property sales.

        In  February,  1999,  the  Partnership  entered  into  an
agreement to sell the Fuddruckers property to an unrelated  third
party.   On  June 16, 1999, the sale closed with the  Partnership
receiving net sale proceeds of $1,145,424 which resulted in a net
gain  of  $270,045.  At the time of sale, the  cost  and  related
accumulated    depreciation   was   $1,138,296   and    $262,917,
respectively.

       In June, 1994, the Partnership received a lump sum payment
of $210,277 as compensation for certain modifications made to the
Fuddruckers'  Lease.   The  lump sum payment  was  recognized  as
income over the Lease term using the straight line method.  As  a
result  of the sale, the Lease Agreement was terminated  and  the
Partnership  recognized  the balance of the  deferred  income  of
$136,747 in the second quarter of 1999.

        In March, 1999, the Partnership entered into an agreement
to  sell the Waco property to an unrelated third party.   On  May
10, 1999, the sale closed with the Partnership receiving net sale
proceeds of $128,879 which resulted in a net gain of $4,228.   At
the  time  of sale, the cost and related accumulated depreciation
was $287,710 and $163,059, respectively.

        On  July 14, 1999, the Partnership purchased a Children's
World  daycare  center in West Chester, Ohio for  $999,163.   The
property is leased to ARAMARK Educational Resources, Inc. under a
Lease Agreement with a primary term of 15 years and annual rental
payments of $93,162.

         During  the  third  and  fourth  quarter  of  1999,  the
Partnership  sold its interest in the Timber Lodge Steakhouse  in
three  separate  transactions to unrelated  third  parties.   The
Partnership  received total net sale proceeds of  $566,111  which
resulted  in  a  total net gain of $81,898.  The total  cost  and
related accumulated depreciation of the property was $510,635 and
$26,421,  respectively.  The majority of the  net  sale  proceeds
will be reinvested in additional property in the future.
ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS  (Continued)

        On  May 8, 2000, the Partnership purchased a 22% interest
in  a parcel of land in Austin, Texas for $299,200.  The land  is
leased  to  Razzoo's, Inc. (RI) under a Lease  Agreement  with  a
primary  term of 15 years and annual rental payments of  $25,432.
Simultaneously  with  the purchase of the land,  the  Partnership
entered  into a Development Financing Agreement under  which  the
Partnership  will advance funds to RI for the construction  of  a
Razzoo's restaurant on the site.  Through September 30, 2000, the
Partnership  had  advanced $52,093 for the  construction  of  the
property and was charging interest on the advances at a  rate  of
8.5%.   The  Partnership's  share of the  total  purchase  price,
including  the cost of the land, will be approximately  $754,600.
After  the construction is complete, the Lease Agreement will  be
amended  to  require  annual  rental  payments  of  approximately
$73,000.   The remaining interests in the property are  owned  by
AEI  Real  Estate Fund XVII Limited Partnership,  AEI  Net  Lease
Income  &  Growth Fund XIX Limited Partnership, and AEI Income  &
Growth   Fund  XXII  Limited  Partnership,  affiliates   of   the
Partnership.

       The Partnership's primary use of cash flow is distribution
and  redemption  payments to Partners.  The Partnership  declares
its  regular  quarterly  distributions before  the  end  of  each
quarter and pays the distribution in the first week after the end
of  each quarter.  The Partnership attempts to maintain a  stable
distribution  rate from quarter to quarter.  Redemption  payments
are  paid  to  redeeming Partners in the fourth quarter  of  each
year.

        The  Partnership may acquire Units from Limited  Partners
who have tendered their Units to the Partnership.  Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in any year more than 5% of the total number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

        On October 1, 2000, two Limited Partners redeemed a total
of  30  Partnership  Units for $12,073  in  accordance  with  the
Partnership  Agreement.   The Partnership  acquired  these  Units
using Net Cash Flow from operations.  In prior years, a total  of
twenty-six  Limited Partners redeemed 184.5 Units  for  $124,639.
The   redemptions   increase  the  remaining  Limited   Partners'
ownership in the Partnership.

       The continuing rent payments from the properties, together
with  cash generated from the property sales, should be  adequate
to  fund  continuing  distributions and  meet  other  Partnership
obligations on both a short-term and long-term basis.

ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS  (Continued)

Cautionary Statement for Purposes of the "Safe Harbor" Provisions
of the Private Securities Litigation Reform Act of 1995

         The   foregoing  Management's  Discussion  and  Analysis
contains various "forward looking statements" within the  meaning
of   federal   securities   laws  which  represent   management's
expectations  or  beliefs  concerning  future  events,  including
statements  regarding anticipated application of  cash,  expected
returns  from rental income, growth in revenue, taxation  levels,
the  sufficiency  of  cash to meet operating expenses,  rates  of
distribution,  and  other  matters.   These,  and  other  forward
looking statements made by the Partnership, must be evaluated  in
the   context  of  a  number  of  factors  that  may  affect  the
Partnership's  financial  condition and  results  of  operations,
including the following:

         Market  and  economic conditions which affect the  value
         of  the  properties the Partnership owns and  the  cash
         from rental income such properties generate;

         the  federal  income tax consequences of rental  income,
         deductions,  gain  on  sales and other  items  and  the
         affects of these consequences for investors;

         resolution  by  the General Partners of  conflicts  with
         which they may be confronted;

         the   success  of  the  General  Partners  of   locating
         properties with favorable risk return characteristics;

         the effect of tenant defaults; and

         the  condition of the industries in which the tenants of
         properties owned by the Partnership operate.


                   PART II - OTHER INFORMATION

ITEM 1.LEGAL PROCEEDINGS

       There  are no material pending legal proceedings to  which
  the  Partnership  is  a  party or of  which  the  Partnership's
  property is subject.

ITEM 2.CHANGES IN SECURITIES

      None.

ITEM 3.DEFAULTS UPON SENIOR SECURITIES

      None.

ITEM 4.SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS

      None.

ITEM 5.OTHER INFORMATION

      None.

                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       a. Exhibits -
                             Description

          27    Financial Data Schedule  for  period
                ended September 30, 2000.

       b. Reports filed on Form  8-K  - None.


                           SIGNATURES

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


Dated:  November 7, 2000

                              AEI Real Estate Fund XV
                              Limited Partnership
                              By:  AEI Fund Management 86-A, Inc.
                              Its: Managing General Partner


                              By: /s/ Robert P. Johnson
                                      Robert P. Johnson
                                      President
                                      (Principal Executive Officer)



                              By: /s/ Mark E. Larson
                                      Mark E. Larson
                                      Chief Financial Officer
                                      (Principal Accounting Officer)