FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15(d)
                     OF THE SECURITIES EXCHANGE ACT OF 1934
                        QUARTERLY OR TRANSITIONAL REPORT


                                 UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                            Washington, D.C.  20549

                                  FORM 10-QSB

(Mark One)
[X]  QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
     EXCHANGE ACT OF 1934


               For the quarterly period ended September 30, 1998

                                       or

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

               For the transition period from.........to.........

                         Commission file number 0-11934



                         CENTURY PROPERTIES FUND XVIII
       (Exact name of small business issuer as specified in its charter)



         California                                           94-2834149
(State or other jurisdiction of                            (I.R.S. Employer
incorporation or organization)                            Identification No.)

                        55 Beattie Place, P.O. Box 1089
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)


                                 (864) 239-1000
                          (Issuer's telephone number)


Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Exchange Act during the past 12 months (or for such shorter
period that the registrant was required to file such reports), and (2) has been
subject to such filing requirements for the past 90 days.  Yes  X    No

                         PART I - FINANCIAL INFORMATION


ITEM 1.  FINANCIAL STATEMENTS

a)
                         CENTURY PROPERTIES FUND XVIII
                           CONSOLIDATED BALANCE SHEET
                                  (Unaudited)
                        (in thousands, except unit data)
                               September 30, 1998



Assets
  Cash and cash equivalents                                       $  2,092
  Receivables and deposits                                             479
  Restricted escrows                                                   212
  Other assets                                                         488
  Investment properties:
     Land                                             $  7,296
     Buildings and related personal property            19,811
                                                        27,107
     Less accumulated depreciation                     (10,298)     16,809
                                                                  $ 20,080

Liabilities and Partners' Deficit
Liabilities
  Accounts payable                                                $     47
  Other liabilities                                                    166
  Accrued property taxes                                               300
  Tenant security deposit liabilities                                   80
  Mortgage notes payable                                            19,509

Partners' (Deficit) Capital
  General partner                                     $ (6,333)
  Limited partners (75,000 units issued
    and outstanding)                                     6,311         (22)
                                                                  $ 20,080

          See Accompanying Notes to Consolidated Financial Statements

b)
                         CENTURY PROPERTIES FUND XVIII
                     CONSOLIDATED STATEMENTS OF OPERATIONS
                                  (Unaudited)
                        (in thousands, except unit data)




                                       Three Months Ended  Nine Months Ended
                                         September 30,       September 30,
                                        1998      1997      1998      1997
Revenues:
 Rental income                        $ 1,143   $ 1,149   $ 3,427   $ 3,422
 Other income                              71        78       211       240
    Total revenues                      1,214     1,227     3,638     3,662
Expenses:
 Operating                                426       424     1,209     1,220
 General and administrative                53        50       160       155
 Depreciation                             176       175       521       515
 Interest                                 347       428     1,082     1,114
 Property tax                             100        95       299       290
    Total expenses                      1,102     1,172     3,271     3,294

Income before extraordinary item      $   112   $    55   $   367   $   368
 Extraordinary item-gain on
    extinguishment of debt                 --       108        --       108

       Net income                     $   112   $   163   $   367   $   476

Net income allocated to
 general partner (9.9%)               $    11   $    16   $    36   $    47

Net income allocated to
 limited partners (90.1%)                 101       147       331       429

       Net income                     $   112   $   163   $   367   $   476

Per limited partnership unit:
 Income before extraordinary item     $  1.34   $   .66   $  4.41   $  4.42
 Extraordinary item                        --      1.30        --      1.30

       Net income                     $  1.34   $  1.96   $  4.41   $  5.72

Surplus distributions
 per limited partnership unit         $  9.81   $    --   $  9.81   $    --

          See Accompanying Notes to Consolidated Financial Statements


c)
                         CENTURY PROPERTIES FUND XVIII
       CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' (DEFICIT) CAPITAL
                                  (Unaudited)
                        (in thousands, except unit data)



                                  Limited
                                Partnership    General     Limited
                                   Units       Partner    Partners      Total

Original capital contributions    75,000       $    --     $75,000     $75,000

Partners' (deficit) capital
 at December 31, 1997             75,000       $(6,362)    $ 6,716     $   354

Distribution to partners              --            (7)       (736)       (743)

Net income for the nine months
 ended September 30, 1998             --            36         331         367

Partners' (deficit) capital
 at September 30, 1998            75,000       $(6,333)    $ 6,311     $   (22)

          See Accompanying Notes to Consolidated Financial Statements


d)
                         CENTURY PROPERTIES FUND XVIII
                     CONSOLIDATED STATEMENTS OF CASH FLOWS
                                  (Unaudited)
                                 (in thousands)


                                                            Nine Months Ended
                                                              September 30,
                                                             1998       1997
Cash flows from operating activities:
 Net income                                                $    367  $    476
 Adjustments to reconcile net income to net
   cash provided by operating activities:
   Depreciation                                                 521       515
   Amortization of loan costs                                    27        33
   Extraordinary item-gain on extinguishment of debt             --      (108)
   Change in accounts:
     Receivables and deposits                                  (375)      240
     Other assets                                                (6)      (18)
     Accounts payable                                           (15)      (50)
     Other liabilities                                           (1)       (7)
     Accrued property taxes                                       5        (3)
     Tenant security deposit liabilities                         --       (24)

     Net cash provided by operating activities                  523     1,054

Cash flows used in investing activities:
 Property improvements and replacements                        (248)      (99)
 Net (deposits to) receipts from restricted escrows            (181)      131

     Net cash (used in) provided by
         investing activities                                  (429)       32

Cash flows used in financing activities:
  Proceeds from mortgage notes payable                        9,000    10,600
  Repayment of mortgage notes payable                        (7,907)  (10,132)
  Loan costs paid                                              (243)     (227)
  Payments on mortgage notes payable                           (134)     (314)
  Distributions to partners                                    (743)       --

     Net cash used in financing activities                      (27)      (73)

Net increase in cash and cash equivalents                        67     1,013

Cash and cash equivalents at beginning of period              2,025     1,259

Cash and cash equivalents at end of period                 $  2,092  $  2,272

Supplemental disclosure of cash flow information:
  Cash paid for interest                                   $  1,061  $  1,048

          See Accompanying Notes to Consolidated Financial Statements

e)
                         CENTURY PROPERTIES FUND XVIII
                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                                  (Unaudited)


Note A - Basis of Presentation

The accompanying unaudited consolidated financial statements of Century
Properties Fund XVIII (the "Partnership") have been prepared in accordance with
generally accepted accounting principles for interim financial information and
with the instructions to Form 10-QSB and Item 310(b) of Regulation S-B.
Accordingly, they do not include all of the information and footnotes required
by generally accepted accounting principles for complete financial statements.
The Partnership's general partner is Fox Partners.  The general partners of Fox
Partners are Fox Capital Management Corporation (the "Managing General Partner"
or FCMC"), Fox Realty Investors ("FRI"), and Fox Partners 82.  In the opinion of
the Managing General Partner, all adjustments (consisting of normal recurring
accruals) considered necessary for a fair presentation have been included.
Operating results for the three and nine month periods ended September 30, 1998,
are not necessarily indicative of the results that may be expected for the
fiscal year ending December 31, 1998.  For further information, refer to the
consolidated financial statements and footnotes thereto included in the
Partnership's annual report on Form 10-KSB for the year ended December 31, 1997.

Certain reclassifications have been made to the 1997 information to conform to
the 1998 presentation.

Note B - Transactions With Affiliated Parties

The Partnership has no employees and is dependent on the Managing General
Partner and its affiliates for the management and administration of all
partnership activities. The Partnership paid property management fees to
affiliates of the Managing General Partner based upon collected gross rental
revenues for property management services as noted below for the nine month
periods ended September 30, 1998 and 1997, respectively.  The Partnership's
limited partnership agreement ("Agreement") provides for reimbursement to the
Managing General Partner and its affiliates for costs incurred in connection
with the administration of Partnership activities.  The Managing General Partner
and its affiliates received reimbursements and fees as reflected in the
following table:


                                                          Nine Months Ended
                                                            September 30,
                                                          1998          1997
                                                            (in thousands)
Property management fees (included in operating
  expenses)                                               $181          $181
Reimbursement for services of affiliates (1)
  (included in operating, general and administrative
  expenses and investment properties)                      117            96

(1) Included in "reimbursements for services of affiliates" for the nine months
   ended September 30, 1998 and 1997, is approximately $2,000 per year in
   reimbursements for construction oversight costs.  As well, $18,000 in loan
   costs were paid for the nine months ended September 30, 1998.  These loan
   costs have been capitalized and are being amortized over the term of the
   loan.

For the period from January 1, 1997 to August 31, 1997, the Partnership insured
its properties under a master policy through an agency affiliated with the
Managing General Partner with an insurer unaffiliated with the Managing General
Partner.  An affiliate of the Managing General Partner acquired, in the
acquisition of a business, certain financial obligations from an insurance
agency which was later acquired by the agent who placed the master policy.  The
agent assumed the financial obligations to the affiliate of the Managing General
Partner, which receives payments on these obligations from the agent.  The
amount of the Partnership's insurance premiums that accrued to the benefit of
the affiliate of the Managing General Partner by virtue of the agent's
obligations was not significant.

On December 17, 1997, an affiliate of the Managing General Partner (the
"Purchaser") commenced a tender offer for limited partnership interests in the
Partnership.  The Purchaser offered to purchase up to 30,000 of the outstanding
units of limited partnership interest ("units") in the Partnership, at $70.00
per Unit, net to the seller in cash.  On January 30, 1998, the Purchaser
acquired an additional 5,260 units pursuant to this tender offer.

Note C - Refinancing

In August 1998, the Partnership refinanced the mortgage indebtedness encumbering
Overlook Point Apartments.  The total indebtedness refinanced was approximately
$7,907,000.  The new indebtedness, in the principal amount of $9,000,000,
carries a stated interest rate of 6.33% per annum and is being amortized over 30
years, with a balloon payment due September 1, 2005.  The proceeds from the
refinancing enabled the Partnership to pay-off its previous first mortgage note.
As a condition of the loan, the Partnership was required to deposit
approximately $99,000 into a repair escrow fund in order to pay the costs of
certain repairs on the property over the next twelve months.

In September 1997, the Partnership refinanced the mortgage indebtedness
encumbering Oak Run Apartments.  The total indebtedness refinanced was
approximately $10,132,000.  The new indebtedness, in the principal amount of
$10,600,000, carries a stated interest rate of 7.36% per annum and is being
amortized over 30 years, with a balloon payment due October 1, 2004.  The
proceeds from the refinancing enabled the Partnership to pay-off its previous
first mortgage note and a participating note held by a former lender. As a
result of the refinancing, the Partnership recognized a net gain of
approximately $108,000 upon extinguishment of the debt.  This gain is due to the
write-off of $133,000 in unamortized loan costs and due to $241,000 in debt
forgiveness as a result of the participating note holder accepting a reduced
pay-off.  In order to obtain the new loan on Oak Run Apartments, the lender
required that the property be conveyed to a single purpose entity.  As a result,
the property was conveyed from the Partnership to Oak Run, L.L.C., a South
Carolina limited liability company.  The Partnership is the sole owner of Oak
Run, L.L.C.

For the nine months ended September 1998 and 1997, total loan costs of $243,000
and $227,000, respectively, relating to the refinancings have been capitalized
and are being amortized over the terms of each of the respective loans.


Note D - Transfer of Control; Subsequent Event

On October 1, 1998, Insignia Financial Group, Inc. completed its merger with and
into Apartment Investment and Management Company  ("AIMCO"), a publicly traded
real estate investment trust, with AIMCO being the surviving corporation (the
"Insignia Merger"). As a result of the Insignia Merger, AIMCO acquired control
of the Managing General Partner.   In addition, AIMCO also acquired
approximately 51% of the outstanding common shares of beneficial interest of
Insignia Properties Trust ("IPT"), the entity which controls the Managing
General Partner.  Also, effective October 1, 1998 IPT and AIMCO entered into an
Agreement and plan of Merger pursuant to which IPT is to be merged with and into
AIMCO or a subsidiary of AIMCO (the "IPT Merger").  The IPT Merger requires the
approval of the holders of a majority of the outstanding IPT Shares.  
AIMCO has agreed to vote all of the IPT Shares owned by it in favor of the IPT
Merger and has granted an irrevocable limited proxy to unaffiliated
representatives of IPT to vote the IPT Shares acquired by AIMCO and its
subsidiaries in favor of the IPT Merger.  As a result of AIMCO's ownership and
its agreement, the vote of no other holder of IPT is required to approve the
merger. The Managing General Partner does not believe that this transaction 
will have a material effect on the affairs and operations of the Partnership.



ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

The Partnership's investment properties consist of two apartment complexes.  The
following table sets forth the average occupancy of the properties for the nine
months ended September 30, 1998 and 1997:


                                                      Average
                                                     Occupancy
Property                                          1998        1997

Oak Run Apartments (1)
  Dallas, Texas                                   92%          97%

Overlook Point Apartments
  Salt Lake City, Utah                            93%          93%

(1)  The decrease in occupancy at Oak Run Apartments is a result of a surplus of
     newer properties with nicer interior and amenities in the immediate
     submarket.

The Partnership's net income for the nine months ended September 30, 1998, was
approximately $367,000, of which approximately $112,000 was reported in the
third quarter.  The Partnership's net income for the corresponding periods in
1997 was approximately $476,000 and $163,000, respectively.  The decrease in net
income is attributable to the gain on extinguishment of debt in 1997.  Despite
decreases in average occupancy at both investment properties, rental income
increased for the nine months ended September 30, 1998, due to an increase in
average rental rates.  For the three months ended September 30, 1998, rental
income decreased slightly primarily due to a decrease in average occupancy at
Oak Run Apartments, as discussed above.  Other income decreased due to the
decrease in income from corporate units and deposit forfeitures at Overlook
Point Apartments.  A company that was relocating used the apartment complex for
short term, temporary housing during 1997. This decrease in other income was
partially offset by an increase in interest income due to the Partnership
carrying higher cash balances in 1998. Interest expense decreased for the three
and nine months ended September 30, 1998, as compared to the three and nine
months ended September 30, 1997, due to the refinancing of the mortgage
indebtedness encumbering Oak Run Apartments in September 1997.  In addition, the
mortgage indebtedness encumbering Overlook Point Apartments was refinanced in
August, 1998 contributing to the decrease in interest expense for the three
months ended September 1998.

Included in operating expenses for the nine months ended September 30, 1998, is
approximately $16,000 of major repairs and maintenance mainly comprised of
parking lot repairs and window coverings.  Included in operating expenses for
the nine months ended September 30, 1997, was approximately $41,000 of major
repairs and maintenance mainly comprised of exterior building repairs, major
landscaping, window coverings, and swimming pool repairs.

As part of the ongoing business plan of the Partnership, the Managing General
Partner monitors the rental market environment of its investment properties to
assess the feasibility of increasing rents, maintaining or increasing occupancy
levels and protecting the Partnership from increases in expenses.  As part of
this plan, the Managing General Partner attempts to protect the Partnership from
the burden of inflation-related increases in expenses by increasing rents and
maintaining a high overall occupancy level.  However, due to changing market
conditions, which can result in the use of rental concessions and rental
reductions to offset softening market conditions, there is no guarantee that the
Managing General Partner will be able to sustain such a plan.

At September 30, 1998, the Partnership had cash and cash equivalents of
approximately $2,092,000, as compared to approximately $2,272,000 at September
30, 1997.  Cash and cash equivalents increased approximately $67,000 and
$1,013,000 for the nine month periods ended September 30, 1998 and 1997,
respectively.  Net cash provided by operating activities decreased for the nine
months ended September 30, 1998, as compared to the nine months ended September
30, 1997, due to the decrease in net income as discussed above and an increase
in receivables and deposits.  Receivables and deposits increased due to an
increase in funds escrowed for insurance and property taxes relating to the
refinancings at both properties. Net cash used in investing activities for the
nine months ended September 30, 1998, increased as a result of the following
property improvement and replacement expenditures: conversion of a tennis court
into a sport court at Overlook Point Apartments, an ongoing balcony replacement
project at Oak Run Apartments and replacement of lighting systems at both
properties. The increase in deposits to restricted escrows is due to increased
deposits to a Repair Escrow Fund at Overlook Point Apartments and to a
Replacement Reserve Fund at Oak Run Apartments as required by a condition of the
refinancings at both properties. Cash used in financing activities is attributed
to the surplus distribution to partners of $743,000 during the third quarter of
1998.  Offsetting this use was proceeds of $9,000,000 from the refinancing of
Overlook Point Apartments as noted below.  The decrease in payments on mortgage
notes payable for the nine months ended September 30, 1998, as compared to the
same period in 1997, is due to the refinancing of the indebtedness at Oak Run
Apartments in September 1997.  During 1997, principal payments were also being
made on the participating note to the former lender, as discussed below.

In August 1998, the Partnership refinanced the mortgage indebtedness encumbering
Overlook Point Apartments.  The total indebtedness refinanced was approximately
$7,907,000.  The new indebtedness, in the principal amount of $9,000,000,
carries a stated interest rate of 6.33% per annum and is being amortized over 30
years, with a balloon payment due September 1, 2005.  The proceeds from the
refinancing enabled the Partnership to pay-off its previous first mortgage note.
As a condition of the loan, the Partnership was required to deposit
approximately $99,000 into a Repair Escrow Fund in order to pay the costs of
certain repairs on the property over the next twelve months.

In September 1997, the Partnership refinanced the mortgage indebtedness
encumbering Oak Run Apartments.  The total indebtedness refinanced was
approximately $10,132,000.  The new indebtedness, in the principal amount of
$10,600,000, carries a stated interest rate of 7.36% per annum and is being
amortized over 30 years, with a balloon payment due October 1, 2004.  The
proceeds from the refinancing enabled the Partnership to pay-off its previous
first mortgage note and a participating note held by a former lender. As a
result of the refinancing, the Partnership recognized a net gain of
approximately $108,000 upon extinguishment of the debt.  This gain is due to the
write-off of $133,000 in unamortized loan costs and due to $241,000 in debt
forgiveness as a result of the participating note holder accepting a reduced
pay-off.  In order to obtain the new loan on Oak Run Apartments, the lender
required that the property be conveyed to a single purpose entity.  As a result,
the property was conveyed from the Partnership to Oak Run, L.L.C., a South
Carolina limited liability company.  The Partnership is the sole owner of Oak
Run, L.L.C.

An affiliate of the Managing General Partner has made available to the
Partnership a credit line of up to $150,000 per property owned by the
Partnership.  At the present time, the Partnership has no outstanding amounts
due under this line of credit.  Based on present plans, the Managing General
Partner does not anticipate the need to borrow in the near future. Other than
cash and cash equivalents, the line of credit is the Partnership's only unused
source of liquidity.

The sufficiency of existing liquid assets to meet future liquidity and capital
expenditure requirements is directly related to the level of capital
expenditures required at the properties to adequately maintain the physical
assets and other operating needs of the Partnership and to comply with federal,
state and local legal and regulatory requirements.  Such assets are currently
thought to be sufficient for any near-term needs of the Partnership. The
Managing General Partner is currently assessing the need for capital
improvements at each of the Partnership's properties. To the extent that
additional capital improvements are required, the Partnership's distributable
cash flow, if any, may be adversely affected.  The mortgage indebtedness of
$19,509,000 is amortized over thirty years with balloon payments of $9,728,000
and $8,170,000 due in October 2004 and September 2005, respectively. The
Managing General Partner will attempt to refinance such indebtedness or sell the
properties prior to such maturity date. If the properties cannot be refinanced
or sold for a sufficient amount, the Partnership will risk losing such
properties through foreclosure.  A cash distribution of $743,000 was declared
during the second quarter of 1998 and paid in July 1998. No cash distributions
were made during the first nine months of 1997. Future cash distributions will
depend on the levels of net cash generated from operations, refinancings,
property sales and the availability of cash reserves.  The Partnership's
distribution policy will be reviewed on a quarterly basis.  There can be no
assurance, however, that the Partnership will generate sufficient funds from
operations to permit distributions to its partners in 1998 or subsequent
periods.

On December 17, 1997, an affiliate of the Managing General Partner (the
"Purchaser") commenced a tender offer for limited partnership interests in the
Partnership.  The Purchaser offered to purchase up to 30,000 of the outstanding
units of limited partnership interest ("units") in the Partnership, at $70.00
per Unit, net to the seller in cash.  On January 30, 1998, the Purchaser
acquired an additional 5,260 units pursuant to this tender offer.

Transfer of Control; Subsequent Event

On October 1, 1998, Insignia Financial Group, Inc. completed its merger with and
into Apartment Investment and Management Company  ("AIMCO"), a publicly traded
real estate investment trust, with AIMCO being the surviving corporation (the
"Insignia Merger"). As a result of the Insignia Merger, AIMCO acquired control
of the Managing General Partner.   In addition, AIMCO also acquired
approximately 51% of the outstanding common shares of beneficial interest of
Insignia Properties Trust ("IPT"), the entity which controls the Managing
General Partner.  Also, effective October 1, 1998 IPT and AIMCO entered into an
Agreement and plan of Merger pursuant to which IPT is to be merged with and into
AIMCO or a subsidiary of AIMCO (the "IPT Merger").  The IPT Merger requires the
approval of the holders of a majority of the outstanding IPT Shares. 
AIMCO has agreed to vote all of the IPT Shares owned by it in favor of the IPT
Merger and has granted an irrevocable limited proxy to unaffiliated
representatives of IPT to vote the IPT Shares acquired by AIMCO and its
subsidiaries in favor of the IPT Merger.  As a result of AIMCO's ownership and
its agreement, the vote of no other holder of IPT is required to approve the
merger.  The Managing General Partner does not believe that this transaction 
will have a material effect on the affairs and operations of the Partnership.

Year 2000

GENERAL DESCRIPTION OF THE YEAR 2000 ISSUE AND THE NATURE AND EFFECTS OF THE
YEAR 2000 ON INFORMATION TECHNOLOGY (IT) AND NON-IT SYSTEMS

The Year 2000 Issue is the result of computer programs being written using two
digits rather than four to define the applicable year.  The Partnership is
dependent upon the Managing General Partner and its affiliates for management
and administrative services ("Managing Agent").  Any computer programs or
hardware that have date-sensitive software or embedded chips may recognize a
date using "00" as the year 1900 rather than the year 2000.  This could result
in a system failure or miscalculations causing disruptions of operations,
including, among other things, a temporary inability to process transactions,
send invoices, or engage in similar normal business activities.

The Managing Agent has determined that it will be required to modify or replace
significant portions of its software and certain hardware so that those systems
will properly utilize dates beyond December 31, 1999. The Managing Agent
presently believes that with modifications or replacements of existing software
and certain hardware, the Year 2000 Issue can be mitigated.  However, if such
modifications and replacements are not made, or are not completed timely, the
Year 2000 Issue could have a material impact on the operations of the Managing
Agent and the Partnership.

STATUS OF PROGRESS IN BECOMING YEAR 2000 COMPLIANT

The Managing Agent's plan to resolve the Year 2000 Issue involves the following
four phases: assessment, remediation, testing and implementation.  To date, the
Managing Agent has fully completed its assessment of all information systems
that could be significantly affected by the Year 2000, and has begun the
remediation, testing and implementation phase on both hardware and software
systems.  Assessments are continuing in regards to embedded systems in operating
equipment.  The Managing Agent anticipates having all phases complete by June 1,
1999.

In addition to the areas the Partnership is relying on the Managing Agent to
verify compliance with,  the Partnership has certain operating equipment,
primarily at the property sites,  which needed to be evaluated for Year 2000
compliance.  The focus of the Managing General Partner was to the security
systems, elevators, heating-ventilation-air-conditioning systems, telephone
systems and switches, and sprinkler systems. The Managing General Partner is
currently engaged in the identification of all non-compliant operational
systems, and is in the process of estimating the costs associated with any
potential modifications or replacements needed to such systems in order for them
to be Year 2000 compliant.  It is not expected that such costs would have a
material adverse affect upon  the operations of the Partnership.

RISK ASSOCIATED WITH THE YEAR 2000

The Managing General Partner believes that the Managing Agent has an effective
program in place to resolve the Year 2000 issue in a timely manner and has
appropriate contingency plans in place for critical applications that could
affect the Partnership's operations.   To date, the Managing General Partner  is
not aware of any external agent with a Year 2000 issue that would materially
impact the Partnership's results of operations, liquidity or capital resources.
However, the Managing General Partner has no means of ensuring that external
agents will be Year 2000 compliant.  The Managing General Partner does not
believe that the inability of external agents to complete their Year 2000
resolution process in a timely manner will have a material impact on the
financial position or results of operations of the Partnership.  However, the
effect of non-compliance by external agents is not readily determinable.

Other

Certain items discussed in this quarterly report may constitute forward-looking
statements within the meaning of the Private Securities Litigation Reform Act of
1995 (the "Reform Act") and as such may involve known and unknown risks,
uncertainties and other factors which may cause the actual results, performance
or achievements of the Partnership to be materially different from any results,
performance or achievements expressed or implied by such forward-looking
statements.  Such forward-looking statements speak only as of the date of this
quarterly report. The Partnership expressly disclaims any obligation or
undertaking to release publicly any updates or revisions to any forward-looking
statements contained herein to reflect any change in the Partnership's
expectations with regard thereto or any change in events, conditions or
circumstances on which any such statement is based.

                          PART II - OTHER INFORMATION


ITEM 1.  LEGAL PROCEEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership commenced an action entitled ROSALIE NUANES, ET AL. V. INSIGNIA
FINANCIAL GROUP, INC., ET AL. in the Superior Court of the State of California
for the County of San Mateo.  The plaintiffs named as defendants, among others,
the Partnership, the Managing General Partner and several of their affiliated
partnerships and corporate entities. The complaint purports to assert claims on
behalf of a class of limited partners and derivatively on behalf of a number of
limited partnerships (including the Partnership) which are named as nominal
defendants, challenging the acquisition by Insignia and entities which were, at
the time, affiliates of Insignia ("Insignia Affiliates") of interests in certain
general partner entities, past tender offers by Insignia Affiliates to acquire
limited partnership units, the management of partnerships by Insignia
Affiliates, as well as a recently announced agreement between Insignia and
AIMCO.  The complaint seeks monetary damages and equitable relief, including
judicial dissolution of the Partnership. On June 25, 1998, the Managing General
Partner filed a motion seeking dismissal of the action.  In lieu of responding
to the motion, plaintiffs have recently filed an amended complaint.  The
Managing General Partner has filed demurrers to the amended complaint which are
scheduled to be heard on January 8, 1999.  The Managing General Partner believes
the action to be without merit, and intends to vigorously defend it.

On July 30, 1998, certain entities claiming to own limited partnership interests
in certain limited partnerships whose general partners were, at the time,
affiliates of Insignia filed a complaint entitled EVEREST PROPERTIES, LLC. V.
INSIGNIA FINANCIAL GROUP, INC., ET AL. in the Superior Court of the State of
California, County of Los Angeles. The action involves 44 real estate limited
partnerships (including the Partnership) in which the plaintiffs allegedly own
interests and which Insignia Affiliates allegedly manage or control (the
"Subject Partnerships"). The complaint names as defendants Insignia, several
Insignia Affiliates alleged to be managing partners of the Subject Partnerships,
the Partnership and the Managing General Partner. Plaintiffs allege that they
have requested from, but have been denied by each of the Subject Partnerships,
lists of their respective limited partners for the purpose of making tender
offers to purchase up to 4.9% of the limited partner units of each of the
Subject Partnerships. The complaint also alleges that certain of the defendants
made tender offers to purchase limited partner units in many of the Subject
Partnerships, with the alleged result that plaintiffs have been deprived of the
benefits they would have realized from ownership of the additional units.  The
plaintiffs assert eleven causes of action, including breach of contract, unfair
business practices, and violations of the partnership statutes of the states in
which the Subject Partnerships are organized. Plaintiffs seek compensatory,
punitive and treble damages. The Managing General Partner filed an answer to the
complaint on September 15, 1998.  The Managing General Partner believes the
claims to be without merit and intends to defend the action vigorously.

The Partnership is unaware of any other pending or outstanding litigation that
is not of a routine nature.  The Managing General Partner of the Partnership
believes that all such pending or outstanding litigation will be resolved
without a material adverse effect upon the business, financial condition,
results of operations or liquidity of the Partnership.

ITEM 6.  EXHIBITS AND REPORTS ON FORM 8-K

       a)  Exhibits required by Item 601 of Regulation S-B:

           Refer to Exhibit Index in this report.

       b)  Reports on Form 8-K filed during the third quarter of 1998:

           None.

                                   SIGNATURES

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



                               CENTURY PROPERTIES FUND XVIII


                               By:  FOX PARTNERS,
                                    Its General Partner


                               By:  Fox Capital Management Corporation,
                                    Its Managing General Partner


                               By:  /s/Patrick Foye
                                    Patrick Foye
                                    Executive Vice President


                               By:  /s/ Timothy R. Garrick
                                    Timothy R. Garrick
                                    Vice President - Accounting
                                    (Duly Authorized Officer)


                               Date:  November 12, 1998



                                 EXHIBIT INDEX


S-K Reference
   Number         Description

   10.1        Multi-Family Note between Century Properties Fund XVIII, L.P., a
               California limited partnership, and Newport Mortgage Company,
               L.P., a Texas limited partnership, dated August 24, 1998,.

   27          Financial Data Schedule