FORM 10-Q
                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549

                   Quarterly Report Under Section 13 or 15(d)
                     of the Securities exchange Act of 1934

                  For the Quarterly Period Ended June 30, 1997

                         Commission File Number 0-16815

                        NHP RETIREMENT HOUSING PARTNERS I
                               LIMITED PARTNERSHIP
                        (A Delaware Limited Partnership)
             (Exact name of registrant as specified in its charter)



                    DELAWARE                              52-1453513
        (State of other jurisdiction of                (I.R.S. Employer
                                                       Identification No.)
        incorporation or organization)


                         14160 DALLAS PARKWAY, SUITE 300
                                DALLAS, TX 75240
                    (Address of principal executive offices)
                                   (Zip Code)


                                 (214) 770-5600
              (Registrant's telephone number, including area code)

NOT APPLICABLE  (Former name,  former address and former fiscal year, if changed
since last report)

         Indicate by check mark whether the registrant (1) has 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 
     -----     -----



<PAGE>




PART I - FINANCIAL INFORMATION

ITEM 1 - FINANCIAL STATEMENTS

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                        Statements of Financial Position


                                              June 30, 1997   December 31, 1996
                                              -------------   -----------------


                                            ASSETS
                                            ------

Cash and cash equivalents                     $  4,715,944      $  4,017,181
Interest receivable                                      0             1,200
Other receivables                                   15,553            28,363
Pension notes issuance costs                     1,137,238         1,264,634
Organization and offering costs                    240,214           265,102
Prepaid expenses                                   206,927           285,111
Rental property:
     Land                                        6,318,028         6,318,028
     Building, net of accumulated 
          depreciation of $14,584,017
          in 1997 and $13,752,920 in 1996       43,229,690        43,853,213
Other assets                                        35,408            39,052
                                              ------------      ------------

Total assets                                  $ 55,899,002      $ 56,071,884
                                              ============      ============



                        LIABILITIES AND PARTNERS' DEFICIT
                        ---------------------------------


Liabilities:
     Accounts payable                         $    376,478      $    336,446
     Interest payable                           22,210,056        20,681,172
     Pension notes                              42,672,000        42,672,000
     Other liabilities                             897,241           818,377
                                              ------------      ------------

                                                66,155,775        64,507,995
                                              ------------      ------------
Partners' deficit:
     General Partner-NHP/RHGP-I Limited
        Partnership                             (1,531,450)       (1,465,252)
     Assignor Limited Partner-NHP RHP-I
        Assignor Corporation-42,691
        investment units outstanding            (8,725,323)       (6,970,859)
                                              ------------      ------------

Total partners' deficit                        (10,256,773)       (8,436,111)
                                              ------------      ------------

Total liabilities and partners' deficit       $ 55,899,002      $ 56,071,884
                                              ============      ============

                       See notes to financial statements.
                                       1
 <PAGE>
      
              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                             Statement of Operations
                    For the Three Months Ended June 30, 1997


                                               Three months ended June 30,
                                                1997                 1996
                                                ----                 ----
REVENUE:
     Rental income                          $  3,752,769         $  3,489,768
     Interest income                              20,142               19,559
     Other income                                 48,607               38,698
                                            ------------         ------------

                                               3,821,518            3,548,025
                                            ------------         ------------

COSTS AND EXPENSES:
     Salaries, related benefits and
      overhead reimbursements                  1,016,044              945,014
     Management fees, dietary fees
      and other services                         378,963              354,696
     Administrative and marketing                153,257              157,451
     Utilities                                   200,131              208,721
     Maintenance                                 132,885              103,754
     Resident services, other than salaries       72,747               76,370
     Food services, other than salaries          395,780              368,319
     Depreciation                                415,549              411,634
     Taxes and insurance                         276,631              265,258
                                            ------------         ------------

                                               3,041,987            2,891,217
                                            ------------         ------------

INCOME FROM RENTAL OPERATIONS                    779,531              656,808
                                            ------------         ------------

COSTS AND EXPENSES:
     Interest expense - pension notes          1,509,069            1,441,687
     Amortization of pension notes
      issuance costs                              63,698               63,698
     Amortization of organization and
      offering costs                              12,444               12,444
     Other expenses                               82,639               36,359
                                            ------------         ------------

                                               1,667,850            1,554,188
                                            ------------         ------------

NET (LOSS)                                  $   (888,319)        $   (897,380)
                                            ============         ============

NET (LOSS) PER ASSIGNEE INTEREST            $        (21)        $        (21)
                                            ============         ============



                       See notes to financial statements.
                                        2


<PAGE>




              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                             Statement of Operations
                     For the Six Months Ended June 30, 1997


                                               Six months ended June 30,
                                                1997               1996
                                                ----               ----
REVENUE:
     Rental income                          $  7,527,334         $  7,037,589
     Interest income                              44,562               37,701
     Other income                                 90,379               83,458
                                            ------------         ------------

                                               7,662,275            7,158,748
                                            ------------         ------------

COSTS AND EXPENSES:
     Salaries, related benefits and
      overhead reimbursements                  2,019,387            1,924,188
     Management fees, dietary fees and
      other services                             752,498              705,758
     Administrative and marketing                282,230              312,543
     Utilities                                   456,476              448,010
     Maintenance                                 248,290              206,323
     Resident services, other than salaries      144,136              146,106
     Food services, other than salaries          781,462              744,763
     Depreciation                                831,097              823,268
     Taxes and insurance                         556,428              534,506
                                            ------------         ------------

                                               6,072,004            5,845,465
                                            ------------         ------------

INCOME FROM RENTAL OPERATIONS                  1,590,271            1,313,283
                                            ------------         ------------

COSTS AND EXPENSES:
     Interest expense - pension notes          3,018,137            2,883,375
     Amortization of pension notes
      issuance costs                             127,396              127,396
     Amortization of organization and
      offering costs                              24,888               24,888
     Other expenses                              210,119              113,085
                                            ------------         ------------

                                               3,380,540            3,148,744
                                            ------------         ------------

NET (LOSS)                                  $ (1,790,269)        $ (1,835,461)
                                            ============         ============

NET (LOSS) PER ASSIGNEE INTEREST            $        (42)        $        (43)
                                            ============         ============


                       See notes to financial statements.
                                        3


<PAGE>



              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                         Statement of Partners' Deficit
                     For the Six Months Ended June 30, 1997




                            GENERAL PARTNER
                          CAPITAL REALTY GROUP   ASSIGNOR LIMITED
                          SENIOR HOUSING, INC.       PARTNER           TOTAL
                         

Partners' deficit
 at December 31, 1996         $(1,465,252)         $(6,970,859)    $ (8,436,111)

Distributions                     (30,393)                   0          (30,393)

Net Loss - Six months
 ended June 30, 1997              (35,805)          (1,754,464)      (1,790,269)
                              ------------         ------------    -------------

Partners' deficit
 at June 30, 1997             $ 1,531,450)         $(8,725,323)    $(10,256,773)
                              ============         ============    =============

Percentage interest
 at June 30, 1997                       2%                  98%             100%
                                        ==                  ===             ====




                       See notes to financial statements.
                                        4


<PAGE>



              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                            Statements of Cash Flows



                                               Six months ended June 30,
                                                1997               1996
                                                ----               ----


Cash flows from operating activities:
     Rent collections                       $  7,540,144       $  7,064,526
     Interest received                            45,762             37,766
     Other income                                 90,379             83,458
     Salary and related benefits              (2,025,702)        (1,924,188)
     Management fees, dietary fees
       and other services                       (754,917)          (712,009)
     Other operating expenses paid            (2,469,683)        (2,456,318)
     Interest paid                            (1,489,253)        (1,497,787)
                                            -------------      -------------

     Net cash provided by
       operating activities                      936,730            595,448
                                            -------------      -------------

Cash flows from investing activities:
     Capital Expenditures                       (207,574)          (231,310)
                                            -------------      -------------

     Net cash used in investing
      activities                                (207,574)          (231,310)
                                            -------------      -------------
Cash flows from financing activities:
     Distributions                               (30,393)           (30,567)
                                            -------------      -------------

     Net cash used in financing
      activities                                 (30,393)           (30,567)
                                            -------------      -------------

Net increase in cash and
     cash equivalents                            698,763            333,571

Cash and cash equivalents
     at beginning of period                    4,017,181          3,478,604
                                            -------------      -------------

Cash and cash equivalents
     at end of period                       $  4,715,944       $  3,812,175
                                            =============      =============


                       See notes to financial statements.
                                        5


<PAGE>



              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                            Statements of Cash Flows

                                   (Continued)




                                               Six months Ended June 30,
                                                1997               1996
                                                ----               ----



RECONCILIATION OF NET LOSS TO NET CASH
     PROVIDED BY OPERATING ACTIVITIES:


Net loss                                    $ (1,790,269)      $ (1,835,461)

Adjustments to reconcile net loss to net
 cash used in operating activities:
       Depreciation                              831,097            823,268
       Amortization of organization
          and offering costs                      24,888             24,888
       Amortization of pension notes
         issuance costs                          127,396            127,396

Changes in operating assets and
 liabilities:
       Interest receivable                         1,200                 65
       Other assets and receivables               16,454            856,025
       Prepaid expenses                           78,184             72,936
       Accounts payable                           40,032           (162,519)
       Interest payable                        1,528,884          1,385,588
       Purchase installments                           0           (552,000)
       Other liabilities                          78,864           (144,738)
                                            -------------      -------------

           Total adjustments                   2,726,999          2,430,909
                                            -------------      -------------

Net cash provided by
  in operating activities                   $    936,730       $    595,448
                                            =============      =============

                       See notes to financial statements.
                                        6


<PAGE>
 

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                          Notes to Financial Statements


(1) ACCOUNTING POLICIES

    Nature of Business

     NHP Retirement Housing Partners I Limited  Partnership (the  "Partnership")
     is a limited partnership  organized under the laws of the State of Delaware
     on March 10, 1986.  The  Partnership  was formed for the purpose of raising
     capital by issuing both Pension Notes ("Notes") to tax-exempt investors and
     selling additional  partnership interests in the form of Assignee Interests
     ("Interests") to taxable  individuals.  Interests represent  assignments of
     the limited partnership interests of the Partnership issued to the Assignor
     Limited Partner, NHP RHP-I Assignor Corporation. The proceeds from the sale
     of the Notes  and  Interests  have  been  invested  in  residential  rental
     properties for retirement age occupants.

    Basis of Presentation

     The  accompanying   unaudited  interim  financial  statements  reflect  all
     adjustments which are, in the opinion of management, necessary to present a
     fair statement of the financial condition and results of operations for the
     interim periods presented.

     While the General  Partner  believes  that the  disclosures  presented  are
     adequate to make the information not misleading, it is suggested that these
     financial  statements be read in conjunction with the financial  statements
     and the notes included in the  Partnership's  Annual Reports filed in Forms
     10-K for the year ended December 31, 1996.


(2) TRANSACTIONS WITH THE GENERAL PARTNER AND AFFILIATES OF THE GENERAL PARTNER

     Until January 23, 1995,  the sole general  partner of the  Partnership  was
     NHP/RHGP-1  Limited  Partnership   (NHP/RHGP-1).   On  December  19,  1991,
     NHP/RHGP-1 executed an amended and restated purchase agreement with Capital
     Realty  Group  Properties,  Inc.  (CRGP) for the  transfer  of the  General
     Partner's  interest in the Partnership,  subject to the approval of holders
     of Interests ("Assignee  Holders.") CRGP's rights and obligations under the
     purchase  agreement  were  subsequently  assigned to Capital  Realty  Group
     Senior Housing,  Inc.  (CRGSH).  Pursuant to a Consent  Solicitation  dated
     October 25,  1994,  Assignee  Holders  holding  more than 64% of the equity
     interests  in the  Partnership  approved  the  election  of  CRGSH,  as the
     replacement general partner of the Partnership. Effective January 23, 1995,
     CRGSH has  become  the new sole  general  partner  of the  Partnership  and
     NHP/RHGP-I has withdrawn as general partner.

     Personnel  working at the Property sites and certain home office  personnel
     who perform  services for the  Partnership  are employees of Capital Senior
     Living,  Inc. (CSL), an affiliate of CRGSH. The Partnership  reimburses CSL
     for the salaries,  related  benefits,  and overhead  reimbursements of such
     personnel as reflected in the accompanying  financial  statements.  Salary,
     related benefits and overhead reimbursements reimbursed and expensed by the
     Partnership  to CSL for the second  fiscal  quarter ended June 30, 1997 and
     1996, were $1,016,045 and $945,014, respectively.  Management fees, dietary
     fees and other services  reimbursed and expensed by the  Partnership to CSL
     for the second fiscal  quarter ended June 30, 1997 and 1996,  were $378,962
     and $354,696, respectively.

     Distributions  of $30,393 were made to the General  Partner  during the six
     months ended June 30, 1997.


                                       7
<PAGE>

(3) VALUATION OF RENTAL PROPERTY

     Generally  accepted  accounting  principles  require  that the  Partnership
     evaluate whether it is probable that the estimated undiscounted future cash
     flows  of its  properties,  taken  individually,  will  be  less  than  the
     respective net book value of the properties. If such a shortfall exists and
     is material, then a write-down is warranted.  The Partnership performs such
     evaluations  on an  on-going  basis.  During the six months  ended June 30,
     1997, based on the  Partnership's  evaluation of each respective  property,
     the  Partnership  did  not  believe  that  any  additional  write-down  was
     warranted.


ITEM 2. MANAGEMENT'S  DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
        OF OPERATIONS


LIQUIDITY AND CAPITAL RESOURCES

The following  schedule  summarizes the occupancy  levels at the four properties
wholly owned by the Partnership and at Amberleigh in which the Partnership has a
99.9% partnership interest.


                                  Available          June 30         June 30
                                    Units              1997            1996
                                    -----              ----            ----

The Amberleigh                       271                96%             97%
The Atrium at Carmichael             153                99%             88%
Crosswood Oaks                       122                88%             84%
Heatherwood                          160                86%             89%
Veranda Club                         189                93%             87%


Rent  collections for the six month period  increased to $7,540,144 in 1997 from
$7,064,526 in 1996, or 6.7%,  primarily from rental rate increases and increased
occupancies.  Salaries,  management  fees  and  other  operating  expenses  paid
likewise  increased,  from  $5,092,515  in 1996 to  $5,250,302  in 1997 or 3.1%,
primarily from increased  salary and related benefits  expenses,  and management
fees, dietary fees, and other services.

Cash generated from rental  operations  prior to the payment of interest expense
was  sufficient  to pay all of the  interest  on the  Pension  Notes,  which was
$1,489,253  for the six month period ended June 30, 1997. Net cash provided from
operations,  after the payment of interest expense,  during the six months ended
June 30, 1997 and 1996 was $936,730 and $595,448, respectively.  Interest on the
Pension Notes is accrued at a 13% rate, which totaled  $3,018,137 and $2,883,375
for the six months ended June 30, 1997 and 1996, respectively, but is paid based
on a 7% pay rate. The remaining 6% unpaid portion continues to be accrued and is
due at maturity.  Total accrued and unpaid interest  amounted to $22,210,056 and
$20,681,172 at June 30, 1997 and December 31, 1996, respectively.

Capital  expenditures  decreased  $23,736  from  $231,310 in 1996 to $207,574 in
1997.  Capital  improvement  programs  implemented  at several of the properties
during 1995 continued during 1996 and 1997.

 
                                      8
<PAGE>

Cash and cash  equivalents  at June 30, 1997 and December  31, 1996  amounted to
$4,715,944 and $4,017,181, respectively.

If operations do not improve  significantly  in the long-term,  future funds may
not be available to meet operating requirements,  including the ultimate payment
of principal  and  deferred  interest on the Pension  Notes.  This cash need has
caused the General Partner to determine that it is not  financially  appropriate
to make distributions to Assignee Holders.  The General Partner anticipates that
distributions   will   continue  to  be  suspended   until   operating   results
significantly improve.

Although cash flow from  operations  improved in 1996 and 1997,  cash  generated
from  operations  over the several  years prior to 1994 had not been adequate to
meet  the  Partnership's  minimum  interest  payment  requirements.  The  annual
shortfall was approximately $59,000 during 1993, and averaged approximately $1.5
million  annually in the five-year  period prior to 1993. The shortfall has been
funded by Partnership's  cash reserves,  which  principally  resulted from funds
remaining from the initial offering of Partnership  Interests and Pension Notes,
after  the  acquisition  of  the  Partnership's  properties.  Since  1993,  cash
generated from operations has been sufficient to meet the Partnership's  minimum
interest payment  requirements.  If interest payments continue to be deferred at
the current rate of 6%, the total accrual for unpaid interest and principal will
approximate  $81 million at December 31, 2001,  the maturity date of the Pension
Notes,  which is far in excess of projected  cash reserves.  Accordingly,  there
will need to be very  significant  improvements  in cash flows  from  operations
and/or increases in the disposition  and/or refinancing values of the Properties
to fund both the accrued  interest and the face value of the Pension  Notes upon
their  maturity.  Management's  plans are to continue  to manage the  Properties
prudently  to  achieve  positive  cash  flows  from  operations  after  interest
payments.


RESULTS OF OPERATIONS

The  Partnership's  net loss for the six  months  ended June 30,  1997  includes
rental operations from each of the Partnership's  properties.  The net loss also
includes   depreciation,   amortization   of  Pension  Notes   issuance   costs,
amortization  of  organization  and  offering  costs and  accrued  Pension  Note
interest expense which are noncash in nature.

The  Partnership's  net loss decreased from $1,835,461 to $1,790,269 for the six
month period ending June 30, 1996 and 1997, respectively.  Net loss per Interest
decreased from $43 to $42 for the 42,691 Interests, respectively. This decreased
loss was  principally  due to increased  rental income and  occupancies.  Rental
income  increased  to  $7,527,334  for the six months  ended June 30,  1997 from
$7,037,589 for the same period in 1996, or  approximately  7.0%,  primarily as a
result of rental rate  increases  and  increased  occupancies.  Rental  expenses
increased to $6,072,004 from $5,845,465 for the six month period ending June 30,
1997 and 1996, respectively, or 3.9%. Increased rental expense was primarily due
to  inflation.  Pension Note  interest  expense  increased  from  $2,883,375  to
$3,018,137 for the six month periods ending June 30, 1996 and 1997 respectively.
Other expenses relating to Partnership administration increased from $113,085 to
$210,119 for the six month periods ending June 30, 1996 and 1997,  respectively.
Increased other expenses was primarily due to increased professional fees.

For the three months ended June 30,1997 as compared  with the three months ended
June 30, 1996, the Partnership's revenue and expenses reflect the same variances
as discussed above.



                                       9

<PAGE>



As discussed previously,  the Partnership performs an on-going evaluation of the
individual  carrying  value  of  each of the  rental  properties.  Based  on the
Partnership's  evaluation  of these  carrying  values at June 30,  1997,  it was
determined that no additional  write-downs were warranted.  The Partnership will
continue to evaluate the properties in the future,  and  additional  write-downs
may be necessary.

ITEM 3.       QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

Not applicable.


PART II

All items not applicable.

                                        10


<PAGE>


SIGNATURES

Pursuant to the  requirements of Section 13 or 15(d) of the Securities  Exchange
Act of 1934,  the  Registrant  has duly  caused  this Report to be signed on its
behalf by the undersigned, thereunto duly authorized.

                         NHP Retirement Housing Partners I, Limited Partnership


                         by:      Capital Realty Group Senior Housing, Inc.
                                  General Partner



                                  By:   /s/ Keith Johannessen
                                        ---------------------------------------
                                        Keith Johannessen
                                        President


                                  Date:    August  13, 1997



                                        11