SECURITIES AND EXCHANGE COMMISSION

                            WASHINGTON, D.C. 20549

                                  FORM 10-Q

(Mark One)

(x)   QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
      EXCHANGE ACT OF 1934

For the quarterly period ended     SEPTEMBER 30, 1997
                               -------------------------------------------------

OR

( )   TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
      EXCHANGE ACT OF 1934

For the transition period from ________________ TO _____________________________


Commission file number    2-77330
                       ---------------------------------------------------------

                           PROPERTY RESOURCES FUND VI
             (Exact name of registrant as specified in its charter)


          CALIFORNIA                                           94-2838890
--------------------------------------------------------------------------------
(State or other jurisdiction                               (I.R.S. Employer
of incorporation or organization)                         Identification No.)


  P. O. BOX 7777,  SAN MATEO, CALIFORNIA                        94403-7777
--------------------------------------------------------------------------------
(Address of principal executive offices)                        (Zip Code)


Registrant's telephone number, including area code  (650) 312-2000
                                                   -----------------------------
                                      N/A
--------------------------------------------------------------------------------
    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 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
                                          ---        ---

Limited Partnership Units Outstanding as of September 30, 1997:  21,585



                         PART I - FINANCIAL INFORMATION

                          ITEM 1. FINANCIAL STATEMENTS

                           PROPERTY RESOURCES FUND VI
                       (A CALIFORNIA LIMITED PARTNERSHIP)

                                 BALANCE SHEETS
                    SEPTEMBER 30, 1997 AND DECEMBER 31, 1996
                                   (Unaudited)


(Dollars in thousands)                                          1997     1996
--------------------------------------------------------------------------------
ASSETS:
Rental property:
  Land                                                         $2,239   $2,239
  Land improvements                                               781      763
  Buildings and improvements                                    7,328    7,174
  Furnishings and equipment                                     1,050    1,041
--------------------------------------------------------------------------------

                                                               11,398   11,217
  Less: accumulated depreciation                                4,636    4,420
--------------------------------------------------------------------------------

                                                                6,762    6,797

Cash and cash equivalents                                         305      279
Note receivable                                                   261      320
Other assets                                                      337      413
--------------------------------------------------------------------------------

   Total assets                                                $7,665   $7,809
================================================================================

LIABILITIES AND STOCKHOLDERS' EQUITY:
Note payable                                                   $6,666   $6,986
Advances from General Partner                                       -      153
Accrued interest due to General Partner                           527      524
Deposits and other liabilities                                    244      275
--------------------------------------------------------------------------------

   Total liabilities                                            7,437    7,938
--------------------------------------------------------------------------------

Partners' capital (deficit):
  Limited partners, 21,585 units
   issued and outstanding                                         673      334
  General Partner                                               (445)    (463)
--------------------------------------------------------------------------------

   Total partners' capital (deficit)                              228    (129)
--------------------------------------------------------------------------------

   Total liabilities and partners' capital (deficit)           $7,665   $7,809
================================================================================




   The accompanying notes are an intregal part of these financial statements.




                           PROPERTY RESOURCES FUND VI
                       (A CALIFORNIA LIMITED PARTNERSHIP)

                            STATEMENTS OF OPERATIONS
                                   (Unaudited)



                                      THREE MONTHS ENDED     NINE MONTHS ENDED
                                    SEPTEMBER  September  SEPTEMBER September
                                           30         30         30         30
(Dollars in thousands,
 except per unit amounts)                1997       1996       1997       1996
-------------------------------------------------------------------------------

REVENUE:

  Rent                                   $528       $513     $1,564     $1,487
  Interest and dividends                    5          8         23         28
-------------------------------------------------------------------------------

    Total revenue                         533        521      1,587      1,515
-------------------------------------------------------------------------------

EXPENSES:

  Interest, other than
   related party                           55         35        157         36
  Depreciation                             72         73        217        219
  Operating                               253        274        744        786
  Related party                            30         57         95        222
  General and administrative                4          1         17         12
-------------------------------------------------------------------------------

    Total expenses                        414        440      1,230      1,275
-------------------------------------------------------------------------------

NET INCOME                               $119        $81       $357       $240
===============================================================================



Net income allocable
 to limited partners                     $113        $77       $339       $228
===============================================================================

Net income allocable
 to General Partner                        $6         $4        $18        $12
===============================================================================

Net  income per $500 limited
 partnership unit- based on
 21,585 units outstanding               $5.24      $3.57     $15.71     $10.56
===============================================================================




  The accompanying notes are an intregal part of these financial statements.




                           PROPERTY RESOURCES FUND VI
                       (A CALIFORNIA LIMITED PARTNERSHIP)

                            STATEMENTS OF CASH FLOWS
          FOR THE NINE MONTH PERIODS ENDED SEPTEMBER 30, 1997 AND 1996
                                   (Unaudited)




(Dollars in thousands)                                           1997     1996
-------------------------------------------------------------------------------
Cash flows from operating activities:

Net income                                                       $357     $240
-------------------------------------------------------------------------------

Adjustments to reconcile net income to net cash
 provided by operating activities:
   Depreciation and amortization                                  226      228
   (Increase) decrease in other assets                             66    (325)
   Increase in accrued interest                                     3       26
   Decrease in deposits and other liabilities                    (31)       21
-------------------------------------------------------------------------------

                                                                  264     (50)
-------------------------------------------------------------------------------

Net cash provided by operating activities                         621      190
-------------------------------------------------------------------------------

Cash flow from investing activities:
   Improvements to rental property                              (181)     (30)
   Principal received on note receivable                           59       48
-------------------------------------------------------------------------------

Net cash (used in) provided by investing activities             (122)       18
-------------------------------------------------------------------------------

   Origination of note payable                                      -    2,167
   Principal payments on notes payable                          (320)    (307)
   Principal payments to General Partner                        (153)  (1,918)
-------------------------------------------------------------------------------

Net cash used in financing activities                           (473)     (58)
-------------------------------------------------------------------------------

Net increase in cash and cash equivalents                          26      150

Cash and cash equivalents, beginning of period                    279      251
-------------------------------------------------------------------------------

Cash and cash equivalents, end of period                         $305     $401
===============================================================================




   The accompanying notes are an intregal part of these financial statements.




                           PROPERTY RESOURCES FUND VI
                       (A CALIFORNIA LIMITED PARTNERSHIP)

                          NOTES TO FINANCIAL STATEMENTS
                               SEPTEMBER 30, 1997


NOTE 1 - BASIS OF PRESENTATION

The accompanying  unaudited interim financial  statements of Property  Resources
Fund  VI  (the   "Partnership")  have  been  prepared  in  accordance  with  the
instructions  to  Form  10-Q  pursuant  to  the  rules  and  regulations  of the
Securities and Exchange Commission. Certain information 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. In the opinion of management, all appropriate adjustments
necessary to a fair presentation of the results of operations have been made for
the periods shown.  All adjustments are of a normal  recurring  nature.  Certain
prior  year  amounts  have  been   reclassified   to  conform  to  current  year
presentations. These financial statements should be read in conjunction with the
Partnership's audited financial statements for the year ended December 31, 1996.

NOTE 2 - CLEARLAKE VILLAGE APARTMENTS

On August 12, 1996, the loan  collateralized  by the property  Clearlake Village
Apartments and payable to Franklin  Resources,  Inc. an affiliate of the General
Partner (the  "Previous  Loan") was refinanced and replaced with a new loan (the
"Replacement  Loan") from an unaffiliated third party, First Union National Bank
of North Carolina (the "Lender").  As a condition for the refinance,  the Lender
required that the Property be held in an entity which owns only one  substantial
asset.  To meet this  condition,  the Property was  contributed to a new entity,
Property Resources Fund VI Subsidiary, L.P. (the "Subsidiary"). The sole limited
partner of the Subsidiary is the Partnership and the general partner is Property
Resources,  Inc. The formation of the subsidiary  should have no material effect
in cash or profit and loss  allocations  between the Partnership and the General
Partner,  nor is the amount of any fees payable to the General Partner increased
thereby.

The amount of the  Replacement  Loan,  which is  collateralized  by the property
Clearlake  Village  Apartment,  is  $2,167,000,  the  term is 10  years  and the
interest  rate is 8.875%.  Principal  and  interest  payments of $17,571 are due
monthly  until  maturity of the loan when the  remaining  unpaid  principal  and
accrued  interest  balances  will  become  due.  The  Replacement  Loan which is
collateralized by the property  Clearlake Village  Apartments is non-recourse to
the Partnership,  but is recourse to the General Partner, but only under certain
conditions  including losses resulting from the presence of hazardous substances
and from  fraud.  The cash  proceeds  from  the  loan  were  used to pay off the
Previous Loan, to fund escrow accounts for property taxes, insurance and capital
improvements,  and to pay Lender fees and costs as well as unaffiliated mortgage
broker  commissions.  The  remaining  funds  were added to the  reserves  of the
Partnership.




                           PROPERTY RESOURCES FUND VI
                       (A CALIFORNIA LIMITED PARTNERSHIP)


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

INTRODUCTION

Management's  discussion  and  analysis of  financial  condition  and results of
operations should be read in conjunction with the Financial Statements and Notes
thereto.

RESULTS OF OPERATIONS

COMPARISON OF THE THREE- AND NINE-MONTH  PERIODS ENDED  SEPTEMBER 30, 1997 AND
1996

Net income for the  three- and  nine-month  periods  ended  September  30,  1997
increased $38,000, or 47%, and $117,000, or 49%, respectively,  when compared to
1996  primarily as a result of the increase in rental  revenue and a decrease in
operating expense and related party expense.

Total revenue for the three- and  nine-month  periods  ended  September 30, 1997
increased $12,000, or 2% and $72,000, or 5%, respectively, when compared to 1996
primarily  as a result  of an  increase  in rental  revenue  at the  Grouse  Run
Apartments.  The increase in rental revenue was  attributable  to an increase in
the average  occupancy  and rental rates at the Grouse Run  Apartments.  For the
nine-month  periods ended September 30, 1997 and 1996 the average occupancy rate
at Grouse Run Apartments was 94% and 92%, respectively.

Total  expenses for the three- and nine-month  periods ended  September 30, 1997
decreased $26,000,  or 6%, and $45,000,  or 4%,  respectively,  when compared to
1996 as a result of  decreases  in  operating  expense of $21,000,  and $42,000,
respectively, by the Partnership's two remaining properties reflecting decreases
in utilities and repairs and maintenance expenses. The decrease in related party
expense of $27,000 and $127,000 and increase in interest  expense of $20,000 and
$121,000 for the three- and  nine-months  periods ended September 30, 1997, when
compared to the period in 1996 is due to the loan payable to related party being
replaced with a new loan from an unaffiliated third party in August, 1996.

LIQUIDITY AND CAPITAL RESOURCES

In July,  1983,  the  Partnership  completed  a public  offering  of its limited
partnership  units with total  proceeds of  $10,795,500  from the sale of 21,585
limited  partnership  units.  The  Partnership  acquired five properties with an
aggregate cost of $23,526,000.

As of  September  30,  1997,  the  Partnership  had  two  operating  properties:
Clearlake  Village  Apartments and Grouse Run Apartments.  The buildings and the
land upon which the buildings are located are owned directly by the  Partnership
or the Subsidiary,  as herein after defined, in fee. All Partnership  properties
are subject to mortgages.

As of September 30, 1997,  cash and cash  equivalents  totaled  $305,000.  As of
September  30,  1997,  accrued  interest  due to  General  Partner  amounted  to
$527,000.  The  General  Partner  presently  intends  to  continue  to make such
advances to the Partnership as necessary. Consequently, management believes that
the  Partnership's  current  sources of funds will be  adequate to meet both its
short-term and long-term capital commitments and operating requirements.




                           PROPERTY RESOURCES FUND VI
                       (A CALIFORNIA LIMITED PARTNERSHIP)


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

LIQUIDITY AND CAPITAL RESOURCES (CONTINUED)

On August 12, 1996, the loan  collateralized  by the property  Clearlake Village
Apartments and payable to Franklin  Resources,  Inc. an affiliate of the General
Partner (the  "Previous  Loan") was refinanced and replaced with a new loan (the
"Replacement  Loan") from an unaffiliated third party, First Union National Bank
of North Carolina (the "Lender").  As a condition for the refinance,  the Lender
required that the Property be held in an entity which owns only one  substantial
asset.  To meet this  condition,  the Property was  contributed to a new entity,
Property Resources Fund VI Subsidiary, L.P. (the "Subsidiary"). The sole limited
partner of the Subsidiary is the Partnership and the general partner is Property
Resources,  Inc. The formation of the Subsidiary  should have no material effect
in cash or profit and loss  allocations  between the Partnership and the General
Partner,  nor is the amount of any fees payable to the General Partner increased
thereby.

The amount of the Replacement  Loan is $2,167,000,  the term is 10 years and the
interest  rate is 8.875%.  Principal  and  interest  payments of $17,571 are due
monthly  until  maturity of the loan when the  remaining  unpaid  principal  and
accrued  interest  balances  will  become  due.  The  Replacement  Loan which is
collateralized by the property  Clearlake Village  Apartments is non-recourse to
the Partnership,  but is recourse to the General Partner, but only under certain
conditions  including losses resulting from the presence of hazardous substances
and from  fraud.  The cash  proceeds  from  the  loan  were  used to pay off the
Previous Loan, to fund escrow accounts for property taxes, insurance and capital
improvements,  and to pay Lender fees and costs as well as unaffiliated mortgage
broker  commissions.  The  remaining  funds  were added to the  reserves  of the
Partnership.

The Partnership presently believes that funds available from improved operations
and from its note  receivable  due in 1999 will permit it to repay advances owed
to the General  Partner.  The  Partnership  also believes that the present trend
toward improved  operations at its properties will permit it to repay the Grouse
Run note  payable  due in 1999  either  from the  sale of a  property  or a loan
refinancing.

Net cash  provided  by  operating  activities  for the nine month  period  ended
September 30, 1997 was $621,000,  or $431,000 more than the same period in 1996.
The increase was  primarily  due to an to an increase in net income as described
under "Results of Operations" and to a decrease in other assets.

Net cash  provided  by  investing  activities  for the nine month  period  ended
September 30, 1997, decreased $140,000 when compared to the same period in 1996.
The decrease was due to an increase in improvements to rental property.

IMPACT OF INFLATION

The Partnership's  management believes that inflation may have a positive effect
on the Partnership's  property portfolio,  but this effect generally will not be
fully realized until such properties are sold or exchanged.




                           PROPERTY RESOURCES FUND VI
                       (A CALIFORNIA LIMITED PARTNERSHIP)

                           PART II - OTHER INFORMATION


ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K


(a)   Not applicable

(b)   Reports on Form 8-K

      No reports on Form 8-K were filed by the  Registrant  during the quarter
      ended September 30, 1997.




                                    SIGNATURE


Pursuant  to the  requirements  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.



                                    PROPERTY RESOURCES FUND VI


                                    By:  /S/ DAVID P. GOSS
                                        David P. Goss
                                        Chief Executive Officer


                                    Date:   NOVEMBER 13, 1997