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:  March 31, 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 March 31, 2000 and December 31, 1999

          Statements for the Periods ended March 31, 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

              MARCH 31, 2000 AND DECEMBER 31, 1999

                           (Unaudited)

                             ASSETS

                                                     2000            1999

CURRENT ASSETS:
  Cash and Cash Equivalents                      $ 1,002,983     $   956,627
  Receivables                                              0          22,460
                                                  -----------     -----------
      Total Current Assets                         1,002,983         979,087
                                                  -----------     -----------
INVESTMENTS IN REAL ESTATE:
  Land                                             1,501,655       1,501,655
  Buildings and Equipment                          4,041,317       4,041,317
  Property Acquisition Costs                           9,072           5,875
  Accumulated Depreciation                          (964,863)       (931,974)
                                                  -----------     -----------
      Net Investments in Real Estate               4,587,181       4,616,873
                                                  -----------     -----------
          Total Assets                           $ 5,590,164     $ 5,595,960
                                                  ===========     ===========


                        LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.           $    17,898     $    24,819
  Distributions Payable                              117,276         117,276
  Deferred Income                                     43,663               0
                                                  -----------     -----------
      Total Current Liabilities                      178,837         142,095
                                                  -----------     -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                    (9,348)         (8,923)
  Limited Partners, $1,000 Unit value;
   7,500 Units authorized and issued;
   7,316 outstanding                               5,420,675       5,462,788
                                                  -----------     -----------
    Total Partners' Capital                        5,411,327       5,453,865
                                                  -----------     -----------
       Total Liabilities and Partners' Capital   $ 5,590,164     $ 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 MARCH 31

                           (Unaudited)


                                                      2000          1999

INCOME:
   Rent                                           $   143,710   $   170,651
   Investment Income                                   12,442           868
                                                   -----------   -----------
      Total Income                                    156,152       171,519
                                                   -----------   -----------

EXPENSES:
   Partnership Administration - Affiliates             28,579        30,103
   Partnership Administration and Property
      Management - Unrelated Parties                    6,791        11,972
   Depreciation                                        32,889        34,983
                                                   -----------   -----------
        Total Expenses                                 68,259        77,058
                                                   -----------   -----------

NET INCOME                                        $    87,893   $    94,461
                                                   ===========   ===========

NET INCOME ALLOCATED:
   General Partners                               $       879   $       945
   Limited Partners                                    87,014        93,516
                                                   -----------   -----------
                                                  $    87,893   $    94,461
                                                   ===========   ===========

NET INCOME PER LIMITED PARTNERSHIP UNIT
 (7,316 and 7,337 weighted average Units
 outstanding in 2000 and 1999)                    $     11.89   $     12.75
                                                   ===========   ===========


 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 MARCH 31

                           (Unaudited)


                                                       2000          1999

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net  Income                                     $    87,893   $    94,461

   Adjustments to Reconcile Net Income
   To Net Cash Provided by Operating Activities:
     Depreciation                                       32,889        34,983
     Decrease in Receivables                            22,460        18,679
     Decrease in Payable to
         AEI Fund Management, Inc.                      (6,921)      (12,614)
     Increase in Deferred Income                        43,663        20,380
                                                    -----------   -----------
        Total Adjustments                               92,091        61,428
                                                    -----------   -----------
        Net Cash Provided By
        Operating Activities                           179,984       155,889
                                                    -----------   -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                           (3,197)            0
                                                    -----------   -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
   Increase in Distributions Payable                         0           229
   Distributions to Partners                          (130,431)     (130,428)
                                                    -----------   -----------
        Net Cash Used For
        Financing Activities                          (130,431)     (130,199)
                                                    -----------   -----------

NET INCREASE IN CASH AND CASH EQUIVALENTS               46,356        25,690

CASH AND CASH EQUIVALENTS, beginning of  period        956,627       108,619
                                                    -----------   -----------
CASH AND CASH EQUIVALENTS, end of period           $ 1,002,983   $   134,309
                                                    ===========   ===========

 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 MARCH 31

                           (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                (1,305)     (129,123)    (130,428)

  Net Income                      945        93,516       94,461
                              ---------  -----------  -----------  ----------
BALANCE, March 31, 1999      $(12,966)  $ 5,062,521  $ 5,049,555    7,336.55
                              =========  ===========  ===========  ==========


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

  Distributions                (1,304)     (129,127)    (130,431)

  Net Income                      879        87,014       87,893
                              ---------  -----------  -----------  ----------
BALANCE, March 31, 2000      $ (9,348)  $ 5,420,675  $ 5,411,327    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

                         MARCH 31, 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
                           (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
                           (Continued)

(3)  Investments in Real Estate -

     The Partnership owned a 44.9042% interest in a restaurant in
     Waco,  Texas.  In December, 1997, the restaurant was  closed
     and  listed  for  sale  or lease.  While  the  property  was
     vacant, the Partnership was responsible for the real  estate
     taxes and other costs required to maintain the property.

     As  of  December  31, 1997, based on an analysis  of  market
     conditions in the area, it was determined the fair value  of
     the   Partnership's  interest  in  the  Waco  property   was
     approximately $314,400.  In the fourth quarter  of  1997,  a
     charge  to operations for real estate impairment of  $80,300
     was  recognized,  which is the difference between  the  book
     value  at  December 31, 1997 of $394,700 and  the  estimated
     fair value of $314,400.  The charge was recorded against the
     cost  of  the  land  and building.  In December,  1998,  the
     Partnership  re-analyzed the market conditions in  the  area
     and  determined the fair value of the Partnership's interest
     declined  to approximately $126,000.  In the fourth  quarter
     of  1998,  a charge to operations for real estate impairment
     of  $180,000 was recognized, which is the difference between
     the  book  value  at December 31, 1998 of $306,000  and  the
     estimated  fair value of $126,000.  The charge was  recorded
     against the cost of the land and building.

     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.

     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.

     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.


           AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(3)  Investments in Real Estate - (Continued)

     The Partnership has incurred net costs of $9,072 related  to
     the  review  of potential property acquisitions  which  have
     been   capitalized  and  will  be  allocated  to  properties
     acquired in future periods.

(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.

(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 March 31, 2000, deferred  income  of
     $43,663   was   prepaid  rent  related  to   certain   other
     Partnership properties.


ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS

Results of Operations

        For  the three months ended March 31, 2000 and 1999,  the
Partnership  recognized rental income of $143,710  and  $170,651,
respectively.   During the same periods, the  Partnership  earned
investment  income of $12,442 and $868, respectively.   In  2000,
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 one property acquisition
in 1999 and by an increase in investment income earned on the net
proceeds from the property sales.

        The Partnership owned a 44.9042% interest in a restaurant
in Waco, Texas.  In December, 1997, the restaurant was closed and
listed  for  sale or lease.  While the property was  vacant,  the
Partnership was responsible for the real estate taxes  and  other
costs required to maintain the property.


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

        As  of  December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value  of  the
Partnership's  interest  in the Waco property  was  approximately
$314,400.   In the fourth quarter of 1997, a charge to operations
for  real  estate impairment of $80,300 was recognized, which  is
the  difference between the book value at December  31,  1997  of
$394,700  and the estimated fair value of $314,400.   The  charge
was  recorded  against  the cost of the land  and  building.   In
December, 1998, the Partnership re-analyzed the market conditions
in  the  area  and determined the fair value of the Partnership's
interest  declined  to  approximately $126,000.   In  the  fourth
quarter  of  1998,  a  charge  to  operations  for  real   estate
impairment  of  $180,000 was recognized, which is the  difference
between  the book value at December 31, 1998 of $306,000 and  the
estimated  fair  value  of  $126,000.  The  charge  was  recorded
against the cost of the land and building.

        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.

       During the three months ended March 31, 2000 and 1999, the
Partnership   paid   Partnership   administration   expenses   to
affiliated  parties of $28,579 and $30,103, 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  $6,791  and $11,972, 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 March 31, 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.

        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  three  months  ended  March  31,  2000,  the
Partnership's cash balances increased $46,356 as the  Partnership
distributed  less  cash to the Partners than  it  generated  from
operating  activities.  Net cash provided by operating activities
increased from $155,889 in 1999 to $179,984 in 2000 as  a  result
of  a decrease in expenses in 2000 and net timing differences  in
the  collection of payments from the lessees and the  payment  of
expenses, which were partially offset by a decrease in income  in
2000.


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

        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 three  months  ended
March 31, 2000, the Partnership expended $3,197 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.

        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.

       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.

        During 1999, five Limited Partners redeemed a total of 21
Partnership  Units for $9,179 in accordance with the  Partnership
Agreement.  The Partnership acquired these Units using  Net  Cash
Flow  from  operations.  In prior years, a  total  of  twenty-one
Limited   Partners  redeemed  163.5  Units  for  $115,460.    The
redemptions increase the remaining Limited Partners' ownership in
the Partnership.


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

       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.

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:

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

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

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

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

<BULLET>  the effect of tenant defaults; and

<BULLET>  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.


                   PART II - OTHER INFORMATION
                           (Continued)

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

      None.

ITEM 5. OTHER INFORMATION

      None.

ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K

        a. Exhibits -
                            Description

           27    Financial Data Schedule  for  period
                 ended March 31, 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:  May 5, 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)