UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549



Form 10-KSB



[X]

ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934



For the fiscal year ended December 31, 2006



[ ]

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



For the transition period  _________to _________



Commission file number 0-13810



REAL ESTATE ASSOCIATES LIMITED VII

(Name of small business issuer in its charter)



|                                |                     
|------------------------------- | --------------------
|California                      | 95-3290316          
|(State or other jurisdiction of | (I.R.S. Employer    
|incorporation or organization)  | (Identification No.)



55 Beattie Place, PO Box 1089

Greenville, South Carolina  29602

(Address of principal executive offices)



(864) 239-1000

Issuer's telephone number



Securities registered under Section 12(b) of the Exchange Act:



None



Securities registered under Section 12(g) of the Exchange Act:



Limited Partnership Interests

(Title of class)





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 twelve 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 ninety days.

Yes X  No ____



Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-KSB or any amendment to this Form 10-KSB. [X]



Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes [ ]  No[X]



State Issuer's revenues for its most recent fiscal year. $107,000.



State the aggregate market value of the voting Partnership interests held by non-affiliates computed by reference to the price at which the Partnership interests were sold, or the average bid and asked prices of such Partnership interests, as of December 31, 2006.  No market for the Registrants limited partnership interests exists, and, therefore, no aggregate market value can be determined.



DOCUMENTS INCORPORATED BY REFERENCE

None













The matters discussed in this report contain certain forward-looking statements, including, without limitation, statements regarding future financial performance and the effect of government regulations. Actual results may differ materially from those described in the forward-looking statements and will be affected by a variety of risks and factors including, without limitation: national and local economic conditions; the terms of governmental regulations that affect the Registrant and interpretations of those regulations; the competitive environment in which the Registrant operates; financing risks, including the risk that cash flows from operations may be insufficient to meet required payments of principal and interest; real estate risks, including variations of real estate values and the general economic climate in local markets and competition for tenants in such markets; litigation, including costs associated with prosecuting and defending claims and any adverse outcomes, and possible environmental liabilities. Readers should carefully review the Registrant's financial statements and the notes thereto, as well as the risk factors described in the documents the Registrant files from time to time with the Securities and Exchange Commission.



PART I



Item 1.

Description of Business



Real Estate Associates Limited VII ("REAL VII" or the "Partnership") is a limited partnership which was formed under the laws of the State of California on May 24, 1983. On February 1, 1984, the Partnership offered 2,600 units consisting of 5,200 limited partnership interests and warrants to purchase a maximum of 10,400 additional limited partnership interests through a public offering managed by E.F. Hutton Inc. The Partnership received $39,000,000 in subscriptions for units of limited partnership interests (at $5,000 per unit) during the period from March 7, 1984 to June 11, 1985, pursuant to a registration statement on Form S-11.



The Partnership shall be dissolved only upon the expiration of 50 complete calendar years (December 31, 2033) from the date of the formation of the Partnership or the occurrence of various other events as specified in the Partnership agreement. The principal business of the Partnership is to invest, directly or indirectly, in other limited partnerships which own or lease and operate Federal, state and local government-assisted housing projects.



The general partners of the Partnership are National Partnership Investments Corp. ("NAPICO"), a California Corporation (the Corporate General Partner), and National Partnership Investments Associates II ("NAPIA II"). NAPIA II is a limited partnership formed under the California Limited Partnership Act and consists of Mr. Charles H. Boxenbaum as the general partner and two unrelated individuals as limited partners.  The business of the Partnership is conducted primarily by NAPICO, a subsidiary of Apartment Investment and Management Company (AIMCO), a publicly traded real estate investment trust.



The Partnership holds limited partnership interests in 12 local limited partnerships (the "Local Limited Partnerships") as of December 31, 2006.  The Partnership also holds a general partner interest in Real Estate Associates IV ("REA IV") which, in turn, holds limited partnership interests in 11 additional Local Limited Partnerships as of December 31, 2006; therefore, the Partnership holds interests, either directly or indirectly through REA IV, in 23 Local Limited Partnerships as of December 31, 2006.  The other general partner of REA IV is NAPICO.  Each of the Local Limited Partnerships owns a low income housing project which is subsidized and/or has a mortgage note payable to or is insured by agencies of the federal or local government.



The partnerships in which Real VII has invested are principally existing Local Limited Partnerships.  The Partnership became the limited partner in these Local Limited Partnerships pursuant to arm's-length negotiations with the Local Limited Partnership's general partners who are often the original project developers.  In certain other cases, the Partnership invested in newly formed Local Limited Partnerships which, in turn, acquired the projects.  As a limited partner, the Partnership's liability for obligations of the Local Limited Partnership is limited to its investment.  The local general partner of the Local Limited Partnership retains the responsibility of maintaining, operating and managing the property owned by the Local Limited Partnership.  Under certain circumstances of default, the Partnership has the right to replace the local general partner of the Local Limited Partnerships, but otherwise does not have control of sale, refinancing, etc.



Although each of the partnerships in which Real VII has invested will generally own a project which must compete in the market place for tenants, interest subsidies and rent supplements from governmental agencies make it possible to offer these dwelling units to eligible "low income" tenants at a cost significantly below the market rate for comparable conventionally financed dwelling units in the area.



The Partnership does not have any employees.  Services are performed for the Partnership by the Corporate General Partner and agents retained by the Corporate General Partner.



In order to stimulate private investment in low income housing, the Federal government and certain state and local agencies have provided significant ownership incentives, including among others, interest subsidies, rent supplements, and mortgage insurance, with the intent of reducing certain market risks and providing investors with certain tax benefits, plus limited cash distributions and the possibility of long-term capital gains.  There remain, however, significant risks.  The long-term nature of investments in government assisted housing limits the ability of the Partnership to vary its portfolio in response to changing economic, financial, and investment conditions.  Such investments are also subject to changes in local economic circumstances and housing patterns, as well as rising operating costs, vacancies, rent collection difficulties, energy shortages, and other factors which have an impact on real estate values.  These projects also require greater management expertise and may have higher operating expenses than conventional housing projects.



The current policy of the United States Department of Housing and Urban Development (HUD) is to not renew the Housing Assistance Payment (HAP) Contracts on a long term basis on the existing terms.  In connection with renewals of the HAP Contracts under such law and policy, the amount of rental assistance payments under renewed HAP Contracts will be based on market rentals instead of above market rentals, which may be the case under existing HAP Contracts. The payments under the renewed HAP Contracts may not be in an amount that would provide sufficient cash flow to permit owners of properties subject to HAP Contracts to meet the debt service requirements of existing loans insured by the Federal Housing Administration of HUD (FHA) unless such mortgage loans are restructured.  In order to address the reduction in payments under HAP Contracts as a result of this new policy, the Multi-family Assisted Housing Reform and Affordability Act of 1997 (MAHRAA) provides for the restructuring of mortgage loans insured by the FHA with respect to properties subject to the Section 8 program.  Under MAHRAA, an FHA-insured mortgage loan can be restructured into a first mortgage loan which will be amortized on a current basis and a low interest second mortgage loan payable to FHA which will only be payable on maturity of the first mortgage loan.  This restructuring results in a reduction in annual debt service payable by the owner of the FHA-insured mortgage loan and is expected to result in an insurance payment from FHA to the holder of the FHA-insured loan due to the reduction in the principal amount.  MAHRAA also phases out project-based subsidies on selected properties serving families not located in rental markets with limited supply, converting such subsidies to a tenant-based subsidy.









When the HAP Contracts are subject to renewal, there can be no assurance that the Local Limited Partnerships in which the Partnership has an investment will be permitted to restructure its mortgage indebtedness under MAHRAA.  In addition, the economic impact on the Partnership of the combination of the reduced payments under the HAP Contracts and the restructuring of the existing FHA-insured mortgage loans under MAHRAA is uncertain.



Laws benefiting disabled persons may result in the Local Limited Partnerships' incurrence of unanticipated expenses.  Under the Americans with Disabilities Act of 1990, or ADA, all places intended to be used by the public are required to meet certain Federal requirements related to access and use by disabled persons. Likewise, the Fair Housing Amendments Act of 1988, or FHAA, requires apartment properties first occupied after March 13, 1990 to be accessible to the handicapped. These and other Federal, state and local laws may require modifications to the Local Limited Partnerships properties, or restrict renovations of the properties.  Noncompliance with these laws could result in the imposition of fines or an award of damages to private litigants and also could result in an order to correct any non-complying feature, which could result in substantial capital expenditures. Although the Corporate General Partner believes that the Local Limited Partnerships properties are substantially in compliance with present requirements, the Local Limited Partnerships may incur unanticipated expenses to comply with the ADA and the FHAA.









During 2006, most of the projects in which the Partnership had invested were substantially rented.  The following is a schedule of the status, as of December 31, 2006, of the projects owned by Local Limited Partnerships in which the Partnership, either directly or indirectly through REA IV, has invested, of which one is classified as held for sale at December 31, 2006, in accordance with Statement of Financial Accounting Standards (SFAS) No. 144, Accounting for the Impairment or Disposal of Long-Lived Assets.



SCHEDULE OF PROJECTS OWNED BY LOCAL LIMITED PARTNERSHIPS

IN WHICH REAL VII HAS AN INVESTMENT

DECEMBER 31, 2006



|                           |           |            |               |                     |     
|-------------------------- | --------- | ---------- | ------------- | ------------------- | ----
|                           |           |            | Units         |                    
|                           |           |            | Authorized    |                    
|                           |           |            | for Rental    |                    
|                           |           |            | Assistance    |                    
|                           |           | Financed,  | Under         | Occupancy          
|                           |           | Insured    | or Other Rent | Percentage         
|                           |           | and        | Supplement    | for the Years Ended
|                           | Number of | Subsidized | Program       | December 31,       
|Property Name and Location | Units     | Under      | Section 8 (B) | 2006                | 2005
|                           |           |            |               |                     |     
|Aristocrat Manor           |           |            |               |                     |     
|Hot Springs, AR            | 101       | (A)        | 101           | 90%                 | 91% 
|                           |           |            |               |                     |     
|Arkansas City Apts.        |           |            |               |                     |     
|Arkansas City, AR          | 16        | (C)        | 12            | 74%                 | 70% 
|                           |           |            |               |                     |     
|Bellair Manor Apts.        |           |            |               |                     |     
|Niles, OH                  | 68        | (A)        | 7             | 94%                 | 94% 
|                           |           |            |               |                     |     
|Birch Manor Apts. I        |           |            |               |                     |     
|Medina, OH                 | 60        | (A)        | 12            | 88%                 | 93% 
|                           |           |            |               |                     |     
|Birch Manor Apts. II       |           |            |               |                     |     
|Medina, OH                 | 60        | (A)        | 6             | 88%                 | 92% 
|                           |           |            |               |                     |     
|Bluewater Apts.            |           |            |               |                     |     
|Port Huron, MI             | 116       | (E)        | --            | 85%                 | 90% 
|                           |           |            |               |                     |     
|Clarkwood Apts. I          |           |            |               |                     |     
|Elyria, OH                 | 72        | (A)        | 34            | 92%                 | 90% 
|                           |           |            |               |                     |     
|Clarkwood Apts. II         |           |            |               |                     |     
|Elyria, OH                 | 120       | (A)        | 51            | 93%                 | 94% 
|                           |           |            |               |                     |     
|Hampshire House            |           |            |               |                     |     
|Warren, OH                 | 150       | (A)        | 150           | 93%                 | 96% 
|                           |           |            |               |                     |     
|Ivywood Apts.              |           |            |               |                     |     
|Columbus, OH               | 124       | (A)        | 124           | 91%                 | 95% 
|                           |           |            |               |                     |     
|Jasper County Prop.        |           |            |               |                     |     
|Heidelberg, MS             | 24        | (C)        | 24            | 95%                 | 96% 
|                           |           |            |               |                     |     
|Nantucket Apts.            |           |            |               |                     |     
|Alliance, OH               | 60        | (A)        | 59            | 91%                 | 95% 
|                           |           |            |               |                     |     
|Newton Apts.               |           |            |               |                     |     
|Newton, MS                 | 36        | (C)        | --            | 81%                 | 80% 
|                           |           |            |               |                     |     
|Oak Hill Apts.             |           |            |               |                     |     
|Franklin, PA               | 120       | (A)        | 82            | 98%                 | 98% 
|                           |           |            |               |                    
|Oakview Apts.              |           |            |               |                     |     
|Monticello, AR             | 32        | (C)        | 7             | 85%                 | 90% 









|                           |       |     |     |     |     
|-------------------------- | ----- | --- | --- | --- | ----
|                           |       |     |     |     |     
|Oakwood Park I Apts.       |       |     |     |     |     
|Lorain, OH                 | 50    | (D) | 50  | 92% | 97% 
|                           |       |     |     |     |     
|Oakwood Park II Apts.      |       |     |     |     |     
|Lorain, OH                 | 78    | (D) | --  | 85% | 93% 
|                           |       |     |     |     |     
|Pachuta Apts.              |       |     |     |     |     
|Pachuta, MS                | 16    | (C) | 16  | 93% | 91% 
|                           |       |     |     |     |     
|Richards Park Apts.        |       |     |     |     |     
|Elyria, OH                 | 60    | (A) | 24  | 87% | 88% 
|                           |       |     |     |     |     
|Shubuta Properties         |       |     |     |     |     
|Shubuta, MS                | 16    | (C) | 16  | 88% | 100%
|                           |       |     |     |     |     
|Tradewinds East            |       |     |     |     |     
|Essexville, MI             | 150   | (E) | 30  | 78% | 80% 
|                           |       |     |     |     |     
|Warren Heights Apts. I (1) |       |     |     |     |     
|Warren, OH                 | 88    | (A) | 88  | 93% | 92% 
|                           |       |     |     |     |     
|Yorkview Estates           |       |     |     |     |     
|Massillon, OH              | 50    | (A) | 50  | 92% | 96% 
|                           |       |     |     |     |     
|TOTALS                     | 1,667 |     | 943 |     |     



(1)

Held for sale.



(A)

The mortgage is insured by the Federal Housing Administration ("FHA") under the provisions of Section 236 of the National Housing Act.



(B)

Section 8 of Title II of the Housing and Community Development Act of 1974.



(C)

The mortgage is insured by USDA, Rural Development.



(D)

The mortgage is insured by FHA, under the provisions of section 221(d)(3) of the National Housing Act.



(E)

The mortgage is insured by the Michigan State Housing Development Authority.









Ownership Percentages



The following table details the Partnership's ownership percentages of the Local Limited Partnerships and the cost of acquisition of such ownership. All interests are limited partner interests owned directly by the Partnership or indirectly through REA IV. Also included is the total mortgage encumbrance on each property for each of the Local Limited Partnerships as of December 31, 2006.



|                       
|-----------------------
|                       
|                       
|                       
|Partnership            
|                       
|Aristocrat Manor       
|Arkansas City Apts.    
|Bellair Manor Apts.    
|Birch Manor Apts. I    
|Birch Manor Apts. II   
|Bluewater Apts.        
|Clarkwood Apts. I      
|Clarkwood Apts. II     
|Hampshire
    House    
|Ivywood Apts.          
|Jasper County
    Prop.
|Nantucket
    Apts.    
|Newton Apts.           
|Oak Hill Apts.         
|Oakview Apts.          
|Oakwood Park I Apts.   
|Oakwood Park II Apts.  
|Pachuta Apts.          
|Richards Park Apts.    
|Shubuta Properties     
|Tradewinds East        
|Yorkview Estates       
|                       



|
|



The Partnership has a 98.99% ownership interest in Warren Heights Apartments, which is classified as held for sale at December 31, 2006.



Although each Local Limited Partnership in which the Partnership has invested owns an apartment complex which must compete with other apartment complexes for tenants, government mortgage interest and rent subsidies make it possible to rent units to eligible tenants at below market rates. In general, this insulates the projects from market competition.



Item 2.

Description of Properties



See "Item 1. Description of Business" for the real estate owned by the Partnership through the ownership of limited partnership interests in Local Limited Partnerships.



Item 3.

Legal Proceedings



The Corporate General Partner is involved in various lawsuits arising from transactions in the ordinary course of business. In the opinion of management and the Corporate General Partner, the claims will not result in any material liability to the Partnership.









Item 4.

Submission Of Matters To A Vote Of Security Holders



During the quarter ended December 31, 2006, no matter was submitted to a vote of unit holders through the solicitation of proxies or otherwise.







PART II



Item 5.

Market For The Registrants Partnership Interests And Related Partnership Matters



The Limited Partnership Interests are not traded on a public exchange but were sold through a public offering managed by E.F. Hutton Inc.  It is not anticipated that any public market will develop for the purchase and sale of any partnership interest; therefore, an investor may be unable to sell or otherwise dispose of his or her interest in the Partnership. Limited Partnership Interests may be transferred only if certain requirements are satisfied.  At December 31, 2006, there were 2,935 registered holders, owning an aggregate of 15,411 limited partnership interests in the Partnership.  In 2006, the number of Limited Partnership Interests decreased by 38 interests due to limited partners abandoning their interests. In abandoning his or her Limited Partnership Interest(s), a limited partner relinquishes all right, title, and interest in the partnership as of the date of abandonment.  The Partnership has invested in certain government assisted projects under programs which in many instances restrict the cash return available to project owners. The Partnership was not designed to provide cash distributions to investors in circumstances other than refinancing or disposition of its investments in limited partnerships.  In March 1999, the Partnership made a distribution of $272,250 to the limited partners and $2,750 to the general partners, using proceeds from the sale of the partnership interests.  No other distributions have been made from the inception of the Partnership.



AIMCO and its affiliates owned 583.79 Units or 1,167.58 limited partnership interests in the Partnership representing 7.58% of the outstanding interests at December 31, 2006.  A unit consists of two limited partnership interests. It is possible that AIMCO or its affiliates will acquire additional Units in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO, either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the Units are entitled to take action with respect to a variety of matters, that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the Corporate General Partner. Although the Corporate General Partner owes fiduciary duties to the limited partners of the Partnership, the Corporate General Partner also owes fiduciary duties to AIMCO as its sole stockholder. As a result, the duties of the Corporate General Partner, as corporate general partner, to the Partnership and its limited partners may come into conflict with the duties of the Corporate General Partner to AIMCO as its sole stockholder.



Item 6.

Managements Discussion And Analysis or Plan of Operation



This item should be read in conjunction with the consolidated financial statements and other items contained elsewhere in this report.



The Corporate General Partner monitors developments in the area of legal and regulatory compliance. For example, the Sarbanes-Oxley Act of 2002 mandates or suggests additional compliance measures with regard to governance, disclosure, audit and other areas. In light of these changes, the Partnership expects that it will incur higher expenses related to compliance.



Liquidity and Capital Resources



The Partnership's primary sources of funds include interest income earned from investing available cash and distributions from Local Limited Partnerships in which the Partnership has invested.  It is not expected that any of the Local Limited Partnerships in which the Partnership has invested will generate cash flow sufficient to provide for distributions to limited partners in any material amount. An infrequent source of funds is from the sale of a Local Limited Partnership property or the sale of the Partnerships interest in a Local Limited Partnership. The Corporate General Partner has determined that its cash and cash equivalents are to be reserved to fund Partnership reserves and operating expenses.









Cash and cash equivalents are on deposit with a financial institution earning interest at market rates. Cash equivalents can be converted to cash to meet obligations of the Partnership as they arise. The Partnership intends to continue investing available funds in this manner.



The consolidated financial statements included in Item 7. Financial Statements have been prepared assuming the Partnership will continue as a going concern. The Partnership continues to generate recurring operating losses. In addition, the Partnership is in default on notes payable and related accrued interest payable that matured between December 1999 and December 2004.



Ten of the Partnership's twenty-three investments involved purchases of partnership interests from partners who subsequently withdrew from the operating partnership. The Partnership is obligated for non-recourse notes payable of approximately $6,840,000 to the sellers of the partnership interests, bearing interest at 9.5 to 10 percent. Total outstanding accrued interest at December 31, 2006 is approximately $14,030,000. These obligations and the related interest are collateralized by the Partnership's investment in the Local Limited Partnerships and are payable only out of cash distributions from the Local Limited Partnerships, as defined in the notes. Unpaid interest was due at maturity of the notes. The Partnership has not repaid the notes payable and is in default under the terms of the notes. As discussed below, the Partnership entered into an agreement with the non-recourse note holder for certain of the Local Limited Partnerships with notes payable totaling approximately $3,099,000 and accrued interest of approximately $6,399,000, in which the note holder agreed to forebear taking any action under these notes pending the purchase by the note holder of a series of projects including the properties owned by fourteen of the Local Limited Partnerships.



Management is attempting to negotiate extensions of the maturity dates on the three notes payable not subject to the forebearance agreement.  If the negotiations are unsuccessful, the Partnership could lose its investment in the Local Limited Partnerships to foreclosure.



As a result of the above, there is substantial doubt about the Partnership's ability to continue as a going concern. The consolidated financial statements do not include any adjustments to reflect the possible future effects of the recoverability and classification of assets or amounts and classifications of liabilities that may result from these uncertainties.



In September 2005 (amended in February 2007), Warren Heights Apartments entered into a contract with a third party to sell its property for approximately $1,170,000. The Partnership is obligated under a non-recourse note payable in the principal amount of approximately $520,000 and related accrued interest of approximately $1,081,000 at December 31, 2006. The Partnership expects to receive approximately $127,000 from this transaction and complete satisfaction of the non-recourse note payable and related accrued interest. The closing is expected to occur on or before the May 31, 2007 termination date. In accordance with Statement of Financial Accounting Standards (SFAS) No. 144, Accounting for the Impairment or Disposal of Long-Lived Assets, the Local Limited Partnership classified its assets and liabilities as held for sale at December 31, 2006. The Partnership has no remaining investment balance in this Local Limited Partnership.



During the year ended December 31, 2005, the Partnership entered into an agreement with the non-recourse note holder for certain of the Local Limited Partnerships with notes payable totaling approximately $3,099,000 and accrued interest of approximately $6,399,000, as of December 31, 2006, to permit them to purchase a series of projects including the properties owned by fourteen of the Local Limited Partnerships.  Pending the decision to purchase one of the above properties and enter into a purchase agreement, the note holder agrees to forebear taking any action under the notes for such period.  The Partnership has no remaining investment balance in these Local Limited Partnerships.







The Local Operating General Partner of Jasper Country Properties, Newton Apartments, Pacific Apartments, and Shubuta Properties is actively marketing the properties for sale. No offers have been accepted to date. The Partnership has no investment balance in these Local Limited Partnerships at December 31, 2006.



Results of Operations



At December 31, 2006, the Partnership had investments in 12 Local Limited Partnerships and a general partner interest in REA IV which, in turn, holds limited partner interests in 11 additional Local Limited Partnerships, all of which own housing projects, most of which were substantially rented. The Partnership, as a limited partner, does not have a contractual relationship with the Local Limited Partnerships or exercise control over the activities and operations, including refinancing or selling decisions of the Local Limited Partnerships that would require or allow for consolidation. Accordingly, the Partnership accounts for its investment in the Local Limited Partnerships using the equity method.  Thus the individual investments are carried at cost plus the Partnerships share of the Local Limited Partnerships profits less the Partnerships share of the Local Limited Partnerships losses, distributions, and impairment charges.  However, since the Partnership is not legally liable for the obligations of the Local Limited Partnerships, or is not otherwise committed to provide additional support to them, it does not recognize losses once its investment in each of the Local Limited Partnerships reaches zero.  Distributions from the Local Limited Partnerships are accounted for as a reduction of the investment balance until the investment balance is reduced to zero.  Subsequent distributions received are recognized as income in the accompanying consolidated statements of operations. For those investments where the Partnership has determined that the carrying value of its investments approximates the estimated fair value of those investments, the Partnerships policy is to recognize equity in income of the Local Limited Partnerships only to the extent of distributions received, and amortization of acquisition costs from those Local Limited Partnerships.



There was no recognition of equity in losses from the Local Limited Partnerships for the years ended December 31, 2006 and 2005, as the Partnership's investment in all Local Limited Partnerships had been reduced to zero prior to January 1, 2005.



The Partnerships revenues consist primarily of interest income earned on temporary investment funds not required for investment in Local Limited Partnerships. Interest income was approximately $107,000 and $74,000 for the years ended December 31, 2006 and 2005, respectively. The increase in interest income is due to an increase in interest rates.



A recurring Partnership expense is the annual management fee.  The fee is payable to the Corporate General Partner of the Partnership and is calculated at 0.5 percent of the Partnership's original remaining invested assets and is calculated at the beginning of each year. The management fee is paid to the Corporate General Partner for its continuing management of Partnership affairs. The fee is payable beginning with the month following the Partnership's initial investment in a Local Limited Partnership.  Management fees were approximately $237,000 for each of the years ended December 31, 2006 and 2005.



Operating expenses, other than interest expense and management fees, consist of legal and accounting fees for services rendered to the Partnership and general and administrative expenses. Legal and accounting fees were approximately $82,000 and $94,000 for the years ended December 31, 2006 and 2005, respectively. The decrease in legal and accounting fees is primarily due to decreases in the cost of audit fees. General and administrative expenses were approximately $16,000 and $54,000 for the years ended December 31, 2006 and 2005, respectively. The decrease in general and administrative expenses is primarily due to a decrease in reimbursements to NAPICO for certain expenses, which totaled approximately $43,000 for the year ended December 31, 2005. There were no such reimbursements for the year ended December 31, 2006.



The Partnership, as a limited partner in the Local Limited Partnerships in which it has invested, is subject to the risks incident to the management and ownership of improved real estate. The Partnership investments are also subject to adverse general economic conditions and, accordingly, the status of the national economy, including substantial unemployment, concurrent inflation and changing legislation, could increase vacancy levels, rental payment defaults and operating expenses, which in turn, could substantially increase the risk of operating losses for the projects.



The current policy of the United States Department of Housing and Urban Development (HUD) is to not renew the Housing Assistance Payment (HAP) Contracts on a long term basis on the existing terms.  In connection with renewals of the HAP Contracts under such law and policy, the amount of rental assistance payments under renewed HAP Contracts will be based on market rentals instead of above market rentals, which may be the case under existing HAP Contracts. The payments under the renewed HAP Contracts may not be in an amount that would provide sufficient cash flow to permit owners of properties subject to HAP Contracts to meet the debt service requirements of existing loans insured by the Federal Housing Administration of HUD (FHA) unless such mortgage loans are restructured.  In order to address the reduction in payments under HAP Contracts as a result of this new policy, the Multi-family Assisted Housing Reform and Affordability Act of 1997 (MAHRAA), provides for the restructuring of mortgage loans insured by the FHA with respect to properties subject to the Section 8 program.  Under MAHRAA, an FHA-insured mortgage loan can be restructured into a first mortgage loan which will be amortized on a current basis and a low interest second mortgage loan payable to FHA which will only be payable on maturity of the first mortgage loan. This restructuring results in a reduction in annual debt service payable to the owner of the FHA-insured mortgage loan and is expected to result in an insurance payment from FHA to the holder of the FHA-insured loan due to the reduction in the principal amount.  MAHRAA also phases out project-based subsidies on selected properties serving families not located in rental markets with limited supply, converting such subsidies to a tenant-based subsidy.



When the HAP Contracts are subject to renewal, there can be no assurance that the Local Limited Partnerships in which the Partnership has an investment will be permitted to restructure their mortgage indebtedness under MAHRAA.  In addition, the economic impact on the Partnerships of the combination of the reduced payments under the HAP Contracts and the restructuring of the existing FHA-insured mortgage loans under MAHRAA is uncertain.



Off-Balance Sheet Arrangements



The Partnership owns limited partnership interests in unconsolidated Local Limited Partnerships, in which the Partnerships ownership percentage ranges from 98% to 99.99%.  However, based on the provisions of the relevant partnership agreements, the Partnership, as a limited partner, does not have control or a contractual relationship with the Local Limited Partnerships that would require or allow for consolidation under accounting principles generally accepted in the United States (see Note 2  Organization and Summary of Significant Accounting Policies of the financial statements in Item 7. Financial Statements).  There are no lines of credit, side agreements or any other derivative financial instruments between the Local Limited Partnerships and the Partnership.  Accordingly the Partnerships maximum risk of loss related to these unconsolidated Local Limited Partnerships is limited to the recorded investments in and receivables from the Local Limited Partnerships.  See Note 3  Investments In Local Limited Partnerships of the financial statements in Item 7. Financial Statements for additional information about the Partnerships investments in unconsolidated Local Limited Partnerships.



Other



AIMCO and its affiliates owned 583.79 Units or 1,167.58 limited partnership interests in the Partnership representing 7.58% of the outstanding interests at December 31, 2006.  A unit consists of two limited partnership interests. It is possible that AIMCO or its affiliates will acquire additional Units in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO, either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the Units are entitled to take action with respect to a variety of matters, that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the Corporate General Partner. Although the Corporate General Partner owes fiduciary duties to the limited partners of the Partnership, the Corporate General Partner also owes fiduciary duties to AIMCO as its sole stockholder. As a result, the duties of the Corporate General Partner, as corporate general partner, to the Partnership and its limited partners may come into conflict with the duties of the Corporate General Partner to AIMCO as its sole stockholder.



FASB Interpretation No. 46



As of December 31, 2004, the Partnership adopted FASB Interpretation No. 46 Consolidation of Variable Interest Entities (or FIN 46) and applied its requirements to all Local Limited Partnerships in which the Partnership held a variable interest.  FIN 46 addresses the consolidation by business enterprises of variable interest entities.  Generally, a variable interest entity, or VIE, is an entity with one or more of the following characteristics: (a) the total equity investment at risk is not sufficient to permit the entity to finance its activities without additional subordinated financial support; (b) as a group the holders of the equity investment at risk lack (i) the ability to make decisions about an entitys activities through voting or similar rights, (ii) the obligation to absorb the expected losses of the entity, or (iii) the right to receive the expected residual returns of the entity; or (c) the equity investors have voting rights that are not proportional to their economic interests and substantially all of the entitys activities either involve, or are conducted on behalf of, an investor that has disproportionately few voting rights.  FIN 46 requires a VIE to be consolidated in the financial statements of the entity that is determined to be the primary beneficiary of the VIE.



Upon adoption of FIN 46, the Partnership determined it held variable interests in nine VIEs for which the Partnership was not the primary beneficiary.  During the year ended December 31, 2005, the Partnership identified fourteen additional VIEs in which it held a variable interest and was not the primary beneficiary. Those twenty-three VIEs consist of Local Limited Partnerships in which the Partnership acquired an interest prior to the adoption of FIN 46 that are directly engaged in the ownership and management of twenty-three apartment properties with a total of 1,667 units. The Partnership is involved either directly or indirectly through its consolidated subsidiary with those VIEs as a non-controlling limited partner equity holder. The Partnerships maximum exposure to loss as a result of its involvement with the unconsolidated VIEs is limited to the Partnerships recorded investments in and receivables from these VIEs, which was zero at December 31, 2006. The Partnership may be subject to additional losses to the extent of any financial support that the Partnership voluntarily provides in the future.



Critical Accounting Policies and Estimates



A summary of the Partnerships significant accounting policies is included in "Note 2  Organization and Summary of Significant Accounting Policies" which is included in the consolidated financial statements in "Item 7. Financial Statements".  The CorporateGeneral Partner believes that the consistent application of these policies enables the Partnership to provide readers of the consolidated financial statements with useful and reliable information about the Partnerships operating results and financial condition.  The preparation of consolidated financial statements in conformity with accounting principles generally accepted in the United States requires the Partnership to make estimates and assumptions.  These estimates and assumptions affect the reported amounts of assets and liabilities at the date of the financial statements as well as reported amounts of revenues and expenses during the reporting period.  Actual results could differ from these estimates.  Judgments and assessments of uncertainties are required in applying the Partnerships accounting policies in many areas.   The Partnership believes that of its significant accounting policies, the following may involve a higher degree of judgment and complexity.









Method of Accounting for Investments in Limited Partnerships



The Partnership, as a limited partner, does not have a contractual relationship with the Local Limited Partnerships or exercise control over the activities and operations, including refinancing or selling decisions, of the Local Limited Partnerships that would require or allow for consolidation. Accordingly, the Partnership accounts for its investments in the Local Limited Partnerships using the equity method. The Partnership is allocated profits and losses of the Local Limited Partnerships based upon its respective ownership percentage (between 98% and 99.99%). The Partnership is also entitled to 99% of the profits and losses of REA IV.  REA IV is entitled to a 99% interest in each of the Local Limited Partnerships in which it has invested.  Distributions of surplus cash from operations from most of the Local Limited Partnerships are restricted by the Local Limited Partnerships Regulatory Agreements with the United States Department of Housing and Urban Development (HUD). These restrictions limit the distribution to a portion, generally less than 10%, of the initial invested capital. The excess surplus cash is deposited into a residual receipts reserve, of which the ultimate realization by the Partnership is uncertain as HUD frequently retains it upon sale or dissolution of the Local Limited Partnership. The Partnership is allocated profits and losses and receives distributions from refinancings and sales in accordance with the Local Limited Partnerships partnership agreements. These agreements usually limit the Partnerships distributions to an amount substantially less than its ownership percentage in the Local Limited Partnership.



The individual investments are carried at cost plus the Partnerships share of the Local Limited Partnerships profits less the Partnerships share of the Local Limited Partnerships losses, distributions and impairment charges. See Note 2  Organization and Summary of Significant Accounting Policies for a description of the impairment policy. The Partnership is not legally liable for the obligations of the Local Limited Partnerships and is not otherwise committed to provide additional support to them. Therefore, it does not recognize losses once its investment in each of the Local Limited Partnerships reaches zero.  Distributions from the Local Limited Partnerships are accounted for as a reduction of the investment balance until the investment balance is reduced to zero. When the investment balance has been reduced to zero, subsequent distributions received are recognized as income in the accompanying consolidated statements of operations.



For those investments where the Partnership has determined that the carrying value of its investments approximates the estimated fair value of those investments, the Partnerships policy is to recognize equity in income of the Local Limited Partnerships only to the extent of distributions received and amortization of acquisition costs from those Local Limited Partnerships.  Therefore, the Partnership limits its recognition of equity earnings to the amount it expects to ultimately realize.









Item 7.

Financial Statements



Real Estate Associate Limited VII



List of Financial Statements



Report of Independent Registered Public Accounting Firm



Consolidated Balance Sheet  December 31, 2006



Consolidated Statements of Operations  Years ended December 31, 2006 and 2005



Consolidated Statements of Changes in Partners Deficit - Years ended December 31, 2006 and 2005



Consolidated Statements of Cash Flows  Years ended December 31, 2006 and 2005



Notes to Consolidated Financial Statements









Report of Independent Registered Public Accounting Firm













The Partners

Real Estate Associates Limited VII



We have audited the accompanying consolidated balance sheet of Real Estate Associates Limited VII as of December 31, 2006, and the related consolidated statements of operations, changes in partners' deficit and cash flows for each of the two years in the period ended December 31, 2006. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.



We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).  Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement.  We were not engaged to perform an audit of the Partnerships internal control over financial reporting.  Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Partnerships internal control over financial reporting.  Accordingly, we express no such opinion.  An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation.  We believe that our audits provide a reasonable basis for our opinion.



In our opinion, the financial statements referred to above present fairly, in all material respects, the consolidated financial position of Real Estate Associates Limited VII at December 31, 2006, and the consolidated results of its operations and its cash flows for each of the two years in the period ended December 31, 2006, in conformity with U.S. generally accepted accounting principles.



The accompanying consolidated financial statements have been prepared assuming that the Partnership will continue as a going concern. As more fully described in Note 1 to the consolidated financial statements, the Partnership continues to generate recurring operating losses.  In addition, notes payable and related accrued interest totaling approximately $20,870,000 are in default due to non-payment. These conditions raise substantial doubt about the Partnership's ability to continue as a going concern.  Management's plans in regard to these matters are also described in Note 1. The consolidated financial statements do not include any adjustments to reflect the possible future effects on the recoverability and classification of assets or the amounts and classification of liabilities that may result from the outcome of this uncertainty.







/s/Ernst & Young LLP

Greenville, South Carolina

April 13, 2007













REAL ESTATE ASSOCIATES LIMITED VII



CONSOLIDATED BALANCE SHEET



DECEMBER 31, 2006

(in thousands)





|                                                      |           |         
|----------------------------------------------------- | --------- | --------
|Assets                                                |           |         
|                                                      |           |         
|Investments in limited partnerships (Note 3)          |           | $     --
|Cash and cash equivalents                             |           | 2,045   
|Total assets                                          |           | $2,045  
|                                                      |           |         
|Liabilities and Partners' Deficit                     |           |         
|                                                      |           |         
|Liabilities:                                          |           |         
|Notes payable, in default (Notes 1 and 4)             |           | $  6,840
|Accrued interest payable, in default  (Notes 1 and 4) |           | 14,030  
|Accounts payable and accrued expenses                 |           | 44      
|                                                      |           | 20,914  
|Contingencies (Note 7)                                |           |         
|                                                      |           |         
|Partners' deficit:                                    |           |         
|General partners                                      | $   (513) |         
|Limited partners                                      | (18,356)  | (18,869)
|Total liabilities and partners' deficit               |           | $2,045  





See Accompanying Notes to Consolidated Financial Statements















REAL ESTATE ASSOCIATES LIMITED VII



CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands, except per interest data)













|                                                   |                          |         
|-------------------------------------------------- | ------------------------ | --------
|                                                   | Years Ended December 31,
|                                                   | 2006                     | 2005    
|Revenues:                                          |                          |         
|Interest income                                    | $107                     | $74     
|                                                   |                          |         
|Operating expenses:                                |                          |         
|Management fees  partners (Note 5)                | 237                      | 237     
|General and administrative (Note 5)                | 16                       | 54      
|Legal and accounting                               | 82                       | 94      
|Interest (Note 4)                                  | 639                      | 649     
|Total operating expenses                           | 974                      | 1,034   
|                                                   |                          |         
|Loss from Partnership operations                   | (867)                    | (960)   
|Distributions in excess of investment in           |                          |         
|limited partnerships (Note 3)                      | 7                        | --      
|Net loss (Note 6)                                  | $(860)                   | $(960)  
|                                                   |                          |         
|Net loss allocated to general partners (1%)        | $    (9)                 | $   (10)
|Net loss allocated to limited partners (99%)       | (851)                    | (950)   
|                                                   | $(860)                   | $(960)  
|Net loss per limited partnership interest (Note 2) | $(55.08)                 | $(61.49)





See Accompanying Notes to Consolidated Financial Statements















REAL ESTATE ASSOCIATES LIMITED VII



CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' DEFICIT

(in thousands, except interest data)

















|                                     |          |           |          
|------------------------------------ | -------- | --------- | ---------
|                                     | General  | Limited   |          
|                                     | Partners | Partners  | Total    
|                                     |          |           |          
|Partnership interests (A)            |          | 15,411    |          
|                                     |          |           |          
|Partners' Deficit, December 31, 2004 | $ (494)  | $(16,555) | $(17,049)
|                                     |          |           |          
|Net loss for the year ended          |          |           |          
|December 31, 2005                    | (10)     | (950)     | (960)    
|                                     |          |           |          
|Partners' Deficit, December 31, 2005 | (504)    | (17,505)  | (18,009) 
|                                     |          |           |          
|Net loss for the year ended          |          |           |          
|December 31, 2006                    | (9)      | (851)     | (860)    
|                                     |          |           |          
|Partners' Deficit, December 31, 2006 | $(513)   | $(18,356) | $(18,869)









(A)

Consists of 15,411 and 15,449 interests at December 31, 2006 and 2005, respectively. During 2006, 38 interests were abandoned (Notes 2 and 9).



See Accompanying Notes to Consolidated Financial Statements















REAL ESTATE ASSOCIATES LIMITED VII



CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)



|                                              |              |          
|--------------------------------------------- | ------------ | ---------
|                                              | Years Ended 
|                                              | December 31,
|                                              | 2006         | 2005     
|Cash flows from operating activities:         |              |          
|Net loss                                      | $   (860)    | $   (960)
|Adjustments to reconcile net loss to net cash |              |          
|used in operating activities:                 |              |          
|Changes in accounts:                          |              |          
|Accrued interest payable                      | 639          | 649      
|Accounts payable and accrued expenses         | (12)         | (94)     
|Accrued fees due to affiliates                | (13)         | 13       
|Net cash used in operating activities         | (246)        | (392)    
|                                              |              |          
|Net decrease in cash and cash equivalents     | (246)        | (392)    
|Cash and cash equivalents, beginning of year  | 2,291        | 2,683    
|Cash and cash equivalents, end of year        | $2,045       | $2,291   



See Accompanying Notes to Consolidated Financial Statements















REAL ESTATE ASSOCIATES LIMITED VII



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

DECEMBER 31, 2006





Note 1  Going Concern



The accompanying consolidated financial statements have been prepared assuming Real Estate Associates Limited VII (the Partnership) will continue as a going concern. The Partnership continues to generate recurring operating losses.  In addition, the Partnership is in default on notes payable and related accrued interest payable that matured between December 1999 and December 2004.



Ten of the Partnership's twenty-three investments involved purchases of partnership interests from partners who subsequently withdrew from the operating partnership. The Partnership is obligated for non-recourse notes payable of approximately $6,840,000 to the sellers of the partnership interests, bearing interest at 9.5 to 10 percent. Total outstanding accrued interest at December 31, 2006 is approximately $14,030,000. These obligations and the related interest are collateralized by the Partnership's investment in the local limited partnerships (the Local Limited Partnerships) and are payable only out of cash distributions from the Local Limited Partnerships, as defined in the notes. Unpaid interest was due at maturity of the notes.  All notes payable have matured and remain unpaid at December 31, 2006.



The Partnership has not made any payments during the years ended December 31, 2006 and 2005 and is in default under the terms of the notes. As discussed in Note 4  Notes Payable, the Partnership entered into an agreement with the non-recourse note holder for certain of the Local Limited Partnerships with notes payable totaling approximately $3,099,000 and accrued interest of approximately $6,399,000, in which the note holder agreed to forebear taking any action under these notes pending the purchase by the note holder of a series of projects including the properties owned by fourteen of the Local Limited Partnerships. Management is attempting to negotiate extensions of the maturity dates on the three notes payable that are not subject to the forebearance agreement. If the negotiations are unsuccessful, the Partnership could lose its investment in the Local Limited Partnerships to foreclosure. In addition, the Partnership may seek operating advances from the general partner of the Partnership. However, the general partner of the Partnership is not obligated to fund such advances.



As a result of the above, there is substantial doubt about the Partnerships ability to continue as a going concern. The consolidated financial statements do not include any adjustments to reflect the possible future effects of the recoverability and classification of assets or amounts and classification of liabilities that may result from these uncertainties.



Note 2 - Organization and Summary of Significant Accounting Policies



Organization



The Partnership was formed under the California Limited Partnership Act on May 24, 1983.  The Partnership was formed to invest primarily in other limited partnerships or joint ventures which own and operate primarily federal, state or local government-assisted housing projects.  The general partners of the Partnership are National Partnership Investments Corp. ("NAPICO"), a California Corporation (the Corporate General Partner), and National Partnership Investments Associates II ("NAPIA II"). NAPIA II is a limited partnership formed under the California Limited Partnership Act and consists of Mr. Charles H. Boxenbaum as the general partner and two unrelated individuals as limited partners.  The business of the Partnership is conducted primarily by NAPICO. The Corporate General Partner is a subsidiary of Apartment Investment and Management Company (AIMCO), a publicly traded real estate investment trust.



The general partners have a one percent interest in profits and losses of the Partnership.  The limited partners have the remaining 99 percent interest in proportion to their respective investments.



The Partnership shall be dissolved only upon the expiration of 50 complete calendar years (December 31, 2033) from the date of the formation of the Partnership or the occurrence of various other events as specified in the Partnership Agreement.



Upon total or partial liquidation of the Partnership or the disposition or partial disposition of a project or project interest and distribution of the proceeds, the general partners will be entitled to a liquidation fee as stipulated in the Partnership Agreement.  The limited partners will have a priority return equal to their invested capital attributable to the project(s) or project interest(s) sold and shall receive from the sale of the project(s) or project interest(s) an amount sufficient to pay state and federal income taxes, if any, calculated at the maximum rate then in effect. The general partners' fee may accrue but shall not be paid until the limited partners have received distributions equal to 100 percent of their capital contributions.



Basis of Presentation



The accompanying consolidated financial statements have been prepared in conformity with accounting principles generally accepted in the United States.



Principles of Consolidation



These consolidated financial statements include the accounts of Real Estate Associates Limited VII and Real Estate Associates IV ("REA IV"), a California general partnership in which the Partnership holds 99 percent of the general partner interest.  Losses in excess of the minority investment that would otherwise be attributed to the minority interest are being allocated to the Partnership.



Use of Estimates



The preparation of consolidated financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes.  Actual results could differ from those estimates.



Method of Accounting for Investments in Limited Partnerships



The investments in limited partnerships are accounted for using the equity method.



Net Loss Per Limited Partnership Interest



Net loss per limited partnership interest was computed by dividing the limited partners' share of net loss by the number of limited partnership interests outstanding at the beginning of the year. The number of limited partnership interests used was 15,449 for both of the years ended December 31, 2006 and 2005.



Cash and Cash Equivalents



Cash and cash equivalents includes cash on hand and in bank accounts.  At certain times, the amount of cash deposited at a bank may exceed the limit on insured deposits. The entire cash balance at December 31, 2006 is maintained by an affiliated management company on behalf of affiliated entities in a cash concentration account.



Impairment of Long-Lived Assets



The Partnership reviews its investments in long-lived assets to determine if there has been any impairment whenever events or changes in circumstances indicate that the carrying amount of the asset may not be recoverable.  If the sum of the expected future cash flows is less than the carrying amount of the assets, the Partnership recognizes an impairment loss.  No impairment losses were recognized during the years ended December 31, 2006 and 2005.



Segment Reporting



Statement of Financial Accounting Standards ("SFAS") No. 131, "Disclosure about Segments of an Enterprise and Related Information" established standards for the way that public business enterprises report information about operating segments in annual financial statements and requires that those enterprises report selected information about operating segments in interim financial reports.  SFAS No. 131 also established standards for related disclosures about products and services, geographic areas, and major customers.  As defined in SFAS No. 131, the Partnership has only one reportable segment.



Fair Value of Financial Instruments



SFAS No. 107, "Disclosures about Fair Value of Financial Instruments", as amended by SFAS No. 119, "Disclosures about Derivative Financial Instruments and Fair Value of Financial Instruments", requires disclosure of fair value information about financial instruments. Fair value is defined in the SFAS as the amount at which the instruments could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale. The Partnership believes that the carrying amount of its financial instruments approximates their fair value due to the short term maturity of these instruments.



FASB Interpretation No. 46



As of December 31, 2004, the Partnership adopted FASB Interpretation No. 46 Consolidation of Variable Interest Entities (or FIN 46) and applied its requirements to all Local Limited Partnerships in which the Partnership held a variable interest.  FIN 46 addresses the consolidation by business enterprises of variable interest entities.  Generally, a variable interest entity, or VIE, is an entity with one or more of the following characteristics: (a) the total equity investment at risk is not sufficient to permit the entity to finance its activities without additional subordinated financial support; (b) as a group the holders of the equity investment at risk lack (i) the ability to make decisions about an entitys activities through voting or similar rights, (ii) the obligation to absorb the expected losses of the entity, or (iii) the right to receive the expected residual returns of the entity; or (c) the equity investors have voting rights that are not proportional to their economic interests and substantially all of the entitys activities either involve, or are conducted on behalf of, an investor that has disproportionately few voting rights.  FIN 46 requires a VIE to be consolidated in the financial statements of the entity that is determined to be the primary beneficiary of the VIE.



Upon adoption of FIN 46, the Partnership determined it held variable interests in nine VIEs for which the Partnership was not the primary beneficiary.  During the year ended December 31, 2005, the Partnership identified fourteen additional VIEs in which it held a variable interest and was not the primary beneficiary. Those twenty-three VIEs consist of Local Limited Partnerships in which the Partnership acquired an interest prior to the adoption of FIN 46 that are directly engaged in the ownership and management of twenty-three apartment properties with a total of 1,667 units. The Partnership is involved either directly or indirectly through its consolidated subsidiary with those VIEs as a non-controlling limited partner equity holder. The Partnerships maximum exposure to loss as a result of its involvement with the unconsolidated VIEs is limited to the Partnerships recorded investments in and receivables from these VIEs, which was zero at December 31, 2006. The Partnership may be subject to additional losses to the extent of any financial support that the Partnership voluntarily provides in the future.



Recent Accounting Pronouncements



In May 2005, the Financial Accounting Standards Board (FASB) issued SFAS No. 154 Accounting Changes and Error Corrections, which replaces APB Opinion No. 20 and SFAS No. 3, and changes the requirements for the accounting for and reporting of a change in accounting principle. This statement is effective for accounting changes and corrections of errors made in fiscal years beginning after December 15, 2005. The Partnership adopted SFAS No. 154 effective January 1, 2006. The adoption of SFAS No. 154 did not have a material effect on the Partnerships consolidated financial condition or results of operations.



In September 2006, the FASB issued SFAS No. 157, Fair Value Measurements. SFAS No. 157 defines fair value as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants in the market in which the reporting entity transacts. SFAS No. 157 applies whenever other standards require assets or liabilities to be measured at fair value and does not expand the use of fair value in any new circumstances. SFAS No. 157 establishes a hierarchy that prioritizes the information used in developing fair value estimates. The hierarchy gives the highest priority to quoted prices in active markets and the lowest priority to unobservable data, such as the reporting entitys own data. SFAS No. 157 requires fair value measurements to be disclosed by level within the fair value hierarchy. SFAS No. 157 is effective for fiscal years beginning after November 15, 2007. The Partnershipdoes not anticipate that the adoption of SFAS No. 157 will have a material effect on the Partnerships consolidated financial statements.



In February 2007, the FASB issued SFAS No. 159, The Fair Value Option for Financial Assets and Financial Liabilities. SFAS No. 159 permits entities to choose to measure many financial instruments and certain other items at fair value that are not currently required to be measured at fair value. The objective is to improve financial reporting by providing entities with the opportunity to mitigate volatility in reported earnings caused by measuring related assets and liabilities differently without having to apply complex hedge accounting provisions. SFAS No. 159 also establishes presentation and disclosure requirements designed to facilitate comparisons between entities that choose different measurement attributes for similar types of assets and liabilities. SFAS No. 159 is effective for fiscal years beginning after November 15, 2007. The Partnership has not yet determined whether it will elect the fair value option for any of its financial instruments.



Note 3 - Investments in Limited Partnerships



As of December 31, 2006, the Partnership holds limited partnership interests in twelve Local Limited Partnerships. In addition, the Partnership holds a general partner interest in REA IV, which in turn, holds limited partner interests in eleven additional Local Limited Partnerships.  NAPICO is also a general partner in REA IV. In total, therefore the Partnership holds interests, either directly or indirectly through REA IV, in twenty-three Local Limited Partnerships which own residential low income rental projects consisting of 1,667 apartment units.  The mortgage loans of these projects are payable to or insured by various governmental agencies.



The Partnership, as a limited partner, does not have a contractual relationship with the Local Limited Partnerships or exercise control over the activities and operations, including refinancing or selling decisions, of the Local Limited Partnerships that would require or allow for consolidation. Accordingly, the Partnership accounts for its investments in the Local Limited Partnerships using the equity method. The Partnership is allocated profits and losses of the Local Limited Partnerships based upon its respective ownership percentage (between 98% and 99.99%). The Partnership is also entitled to 99% of the profits and losses of REA IV.  REA IV is entitled to a 99% interest in each of the Local Limited Partnerships in which it has invested.  Distributions of surplus cash from operations from most of the Local Limited Partnerships are restricted by the Local Limited Partnerships Regulatory Agreements with the United States Department of Housing and Urban Development (HUD). These restrictions limit the distribution to a portion, generally less than 10%, of the initial invested capital. The excess surplus cash is deposited into a residual receipts reserve, of which the ultimate realization by the Partnership is uncertain as HUD frequently retains it upon sale or dissolution of the Local Limited Partnership. The Partnership is allocated profits and losses and receives distributions from refinancings and sales in accordance with the Local Limited Partnerships partnership agreements. These agreements usually limit the Partnerships distributions to an amount substantially less than its ownership percentage in the Local Limited Partnership.



The individual investments are carried at cost plus the Partnerships share of the Local Limited Partnerships profits less the Partnerships share of the Local Limited Partnerships losses, distributions and impairment charges. See Note 2  Organization and Summary of Significant Accounting Policies for a description of the impairment policy. The Partnership is not legally liable for the obligations of the Local Limited Partnerships and is not otherwise committed to provide additional support to them. Therefore, it does not recognize losses once its investment in each of the Local Limited Partnerships reaches zero.  Distributions from the Local Limited Partnerships are accounted for as a reduction of the investment balance until the investment balance is reduced to zero. When the investment balance has been reduced to zero, subsequent distributions received are recognized as income in the accompanying consolidated statements of operations.



For those investments where the Partnership has determined that the carrying value of its investments approximates the estimated fair value of those investments, the Partnerships policy is to recognize equity in income of the Local Limited Partnerships only to the extent of distributions received and amortization of acquisition costs from those Local Limited Partnerships.  Therefore, the Partnership limits its recognition of equity earnings to the amount it expects to ultimately realize.



The Partnership has no carrying value in investments in Local Limited Partnerships as of December 31, 2006.



In September 2005 (amended in February 2007), Warren Heights Apartments entered into a contract with a third party to sell its property for approximately $1,170,000. The Partnership is obligated under a non-recourse note payable in the principal amount of approximately $520,000 and related accrued interest of approximately $1,081,000 at December 31, 2006. The Partnership expects to receive approximately $127,000 from this transaction and complete satisfaction of the non-recourse note payable and related accrued interest. The closing is expected to occur on or before the May 31, 2007 termination date. In accordance with Statement of Financial Accounting Standards (SFAS) No. 144, Accounting for the Impairment or Disposal of Long-Lived Assets, the Local Limited Partnership classified its assets and liabilities as held for sale at December 31, 2006. The Partnership has no remaining investment balance in this Local Limited Partnership.



During the year ended December 31, 2005, the Partnership entered into an agreement with the non-recourse note holder for certain of the Local Limited Partnerships with notes payable totaling approximately $3,099,000 and accrued interest of approximately $6,399,000, as of December 31, 2006, to permit them to purchase a series of projects including the properties owned by fourteen of the Local Limited Partnerships.  Pending the decision to purchase one of the above properties and enter into a purchase agreement, the note holder agrees to forebear taking any action under the note for such period.  The Partnership has no remaining investment balance in these Local Limited Partnerships.



The Local Operating General Partner of Jasper Country Properties, Newton Apartments, Pacific Apartments, and Shubuta Properties is actively marketing the properties for sale. No offers have been accepted to date. The Partnership has no investment balance in these Local Limited Partnerships at December 31, 2006.



Although the Partnerships recorded value of its investments and its equity in income and/or distributions from the Local Limited Partnerships are individually not material to the overall financial position of the Partnership, the following are summaries of the unaudited condensed combined balance sheet of the aforementioned

Local Limited Partnerships as of December 31, 2006, and the unaudited combined results of operations for each of the two years in the period ended December 31, 2006 (In accordance with SFAS No. 144, the assets and liabilities of Warren Heights Apartments are classified as held for sale at December 31, 2006. Accordingly, the following unaudited combined financial statements exclude the assets, liabilities and operations of Warren Heights Apartments for the years ended December 31, 2006 and 2005):



|                                               |                  
|---------------------------------------------- | -----------------
|CONDENSED COMBINED BALANCE SHEET              
|OF THE LOCAL LIMITED PARTNERSHIPS             
|(in thousands-unaudited)                      
|                                               | December 31, 2006
|Assets:                                        |                  
|Land                                           | $ 1,819          
|Buildings and improvements, net of accumulated |                  
|depreciation of approximately $31,798          | 12,804           
|Other assets                                   | 6,836            
|Total assets                                   | $21,459          
|Liabilities and Partners' Deficit:             |                  
|Mortgage notes payable                         | $17,424          
|Notes payable                                  | 3,085            
|Accrued interest on notes payable              | 6,053            
|Other liabilities                              | 3,213            
|Total liabilities                              | 29,775           
|                                               |                  
|Partners' Deficit                              | (8,316)          

|                                        |        
|--------------------------------------- | -------
|                                        |        
|Total liabilities and partners' deficit | $21,459



|                                         |                          |           
|---------------------------------------- | ------------------------ | ----------
|CONDENSED COMBINED RESULTS OF OPERATIONS
|OF THE LOCAL LIMITED PARTNERSHIPS       
|(in thousands-unaudited)                
|                                         | Years Ended December 31,
|                                         | 2006                     | 2005      
|                                         |                          | (Restated)
|Revenues:                                |                          |           
|Rental and other                         | $9,647                   | $9,526    
|                                         |                          |           
|Expenses:                                |                          |           
|Depreciation and amortization            | 1,429                    | 1,403     
|Interest                                 | 952                      | 978       
|Operating                                | 7,759                    | 7,580     
|Total expenses                           | 10,140                   | 9,961     
|                                         |                          |           
|Loss from continuing operations          | $(493)                   | $(435)    



The difference between the investment per the accompanying consolidated balance sheet at December 31, 2006 and the equity per the Local Limited Partnerships' combined financial statements is due primarily to cumulative unrecognized equity in losses of certain Local Limited Partnerships, the Partnerships recording of capital contributions payable to the Local Limited Partnerships in its investment balance, costs capitalized to the investment account, cumulative distributions recognized as income and the recognition of impairment losses.



The current policy of the United States Department of Housing and Urban Development (HUD) is to not renew the Housing Assistance Payment (HAP) Contracts on a long term basis on the existing terms.  In connection with renewals of the HAP Contracts under such law and policy, the amount of rental assistance payments under renewed HAP Contracts will be based on market rentals instead of above market rentals, which may be the case under existing HAP Contracts. The payments under the renewed HAP Contracts may not be in an amount that would provide sufficient cash flow to permit owners of properties subject to HAP Contracts to meet the debt service requirements of existing loans insured by the Federal Housing Administration of HUD (FHA) unless such mortgage loans are restructured.  In order to address the reduction in payments under HAP Contracts as a result of this new policy, the Multi-family Assisted Housing Reform and Affordability Act of 1997 (MAHRAA) provides for therestructuring of mortgage loans insured by the FHA with respect to properties subject to the Section 8 program. Under MAHRAA, an FHA-insured mortgage loan can be restructured into a first mortgage loan which will be amortized on a current basis and a low interest second mortgage loan payable to FHA which will only be payable on maturity of the first mortgage loan. Thisrestructuring results in a reduction in annual debt service payable by the owner of the FHA-insured mortgage loan and is expected to result in an insurance payment from FHA to the holder of the FHA-insured loan due to the reduction in the principal amount. MAHRAA also phases out project-based subsidies on selected properties serving families not located in rental markets with limited supply, converting such subsidies to a tenant-based subsidy.



When the HAP Contracts are subject to renewal, there can be no assurance that the Local Limited Partnerships in which the Partnership has an investment will be permitted to restructure its mortgage indebtedness under MAHRAA.  In addition, the economic impact on the Partnership of the combination of the reduced payments under the HAP Contracts and the restructuring of the existing FHA-insured mortgage loans under MAHRAA is uncertain.













Note 4  Notes Payable



Certain of the Partnership's investments involved purchases of partnership interests from partners who subsequently withdrew from the operating partnership. As of December 31, 2006, the Partnership is obligated on non-recourse notes payable of approximately $6,840,000 bearing interest at 9.5 to 10 percent, to the sellers of the partnership interests.  Accrued interest is approximately $14,030,000 as of December 31, 2006. The notes matured between December 1999 and December 2004. These obligations and related interest are collateralized by the Partnership's investments in the Local Limited Partnerships and are payable only out of cash distributions from the investee partnerships, as defined in the notes.  Unpaid interest was due at maturity of the notes.  All notes payable have matured and remain unpaid at December 31, 2006.



In September 2005 (amended in February 2007), Warren Heights Apartments entered into a contract with a third party to sell its property for approximately $1,170,000. The Partnership is obligated under a non-recourse note payable in the principal amount of approximately $520,000 and related accrued interest of approximately $1,081,000 at December 31, 2006. The Partnership expects to receive approximately $127,000 from this transaction and complete satisfaction of the non-recourse note payable and related accrued interest. The closing is expected to occur on or before the May 31, 2007 termination date. In accordance with Statement of Financial Accounting Standards (SFAS) No. 144, Accounting for the Impairment or Disposal of Long-Lived Assets, the Local Limited Partnership classified its assets and liabilities as held for sale at December 31, 2006. The Partnership has no remaining investment balance in this Local Limited Partnership.



During the year ended December 31, 2005, the Partnership entered into an agreement with the non-recourse note holder for certain of the Local Limited Partnerships with notes payable totaling approximately $3,099,000 and accrued interest of approximately $6,399,000, as of December 31, 2006, to permit them to purchase a series of projects including the properties owned by fourteen of the Local Limited Partnerships.  Pending the decision to purchase one of the above properties and enter into a purchase agreement, the note holder agrees to forebear taking any action under the note for such period.  The Partnership has no remaining investment balance in these Local Limited Partnerships.



There were no principal or interest payments made on these notes during the years ended December 31, 2006 or 2005. Management is attempting to negotiate extensions of the maturity dates on the three notes payable not subject to the forebearance agreement. If the negotiations are unsuccessful, the Partnership could lose its investments in the Local Limited Partnerships to foreclosure.



Note 5 - Transactions with Affiliated Parties



Under the terms of the Restated Certificate and Agreement of Limited Partnership, the Partnership is obligated to NAPICO for an annual management fee equal to 0.5 percent of the original remaining invested assets of the remaining partnerships and is calculated at the beginning of each year. Invested assets are defined as the costs of acquiring project interests, including the proportionate amount of the mortgage loans related to the Partnership's interest in the capital accounts of the respective partnerships. The fee was approximately $237,000 for each of the years ended December 31, 2006 and 2005.



The Partnership reimbursed NAPICO for certain expenses.  The reimbursement to NAPICO was approximately $43,000 for the year ended December 31, 2005 and is included in general and administrative expenses. There were no such reimbursements for the year ended December 31, 2006.



An affiliate of the Corporate General Partner is the general partner in 18 of the Partnerships 23 Local Limited Partnerships.



AIMCO and its affiliates owned 583.79 Units or 1,167.58 limited partnership interests in the Partnership representing 7.58% of the outstanding interests at December 31, 2006.  A unit consists of two limited partnership interests. It is possible that AIMCO or its affiliates will acquire additional Units in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO, either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the Units are entitled to take action with respect to a variety of matters, that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the Corporate General Partner. Although the Corporate General Partner owes fiduciary duties to the limited partners of the Partnership, the Corporate General Partner also owes fiduciary duties to AIMCO as its sole stockholder. As a result, the duties of the Corporate General Partner, as corporate general partner, to the Partnership and its limited partners may come into conflict with the duties of the Corporate General Partner to AIMCO as its sole stockholder.



Note 6 - Income Taxes



The Partnership is not taxed on its income. The partners are taxed in their individual capacities based upon their distributive share of the Partnership's taxable income or loss and are allowed the benefits to be derived from off-setting their distributive share of the tax losses against taxable income from other sources subject to passive loss limitations. The taxable income or loss differs from amounts included in the consolidated statements of operations because different methods are used in determining the losses of the Local Limited Partnerships as discussed below. The tax loss is allocated to the partner groups in accordance with Section 704(b) of the Internal Revenue Code and therefore is not necessarily proportionate to the interest percentage owned.



A reconciliation is as follows (in thousands, except per limited partnership interest):



|                                        |                          |         
|--------------------------------------- | ------------------------ | --------
|                                        | Years Ended December 31,
|                                        | 2006                     | 2005    
|                                        |                         
|Net loss per financial statements       | $  (860)                 | $  (960)
|                                        |                          |         
|Other                                   | 663                      | 675     
|Partnership's share of limited local    |                          |         
|Partnership                             | 1,110                    | 973     
|Income per tax return                   | $913                     | $688    
|                                        |                          |         
|Income per limited partnership interest | $117.21                  | $88     



The following is a reconciliation between the Partnerships reported amounts and the federal tax basis of net liabilities:



|                                |                  
|------------------------------- | -----------------
|                                | December 31, 2006
|                                | (in thousands)   
|                                |                  
|Net deficit as reported         | $(18,869)        
|Add (deduct):                   |                  
|Deferred offering costs         | 5,091            
|Investment in Partnerships      | (16,066)         
|Accrued interest                | 13,821           
|Other                           | (1,517)          
|Net deficit  federal tax basis | $(17,540)        



Note 7 - Contingencies



The Corporate General Partner is involved in various lawsuits arising from transactions in the ordinary course of business. In the opinion of management and the Corporate General Partner, the claims will not result in any material liability to the Partnership.



Note 8  Real Estate and Accumulated Depreciation of Local Limited Partnerships in which REAL VII Has Invested (unaudited)



All amounts in thousands



|                      |          |               |        |           |          |                 
|--------------------- | -------- | ------------- | ------ | --------- | -------- | ----------------
|                      |          |               |        | Buildings |          |                 
|                      |          |               |        | And       |          |                 
|                      |          | Notes Payable |        | Related   |          |                 
|                      | Mortgage | and Accrued   |        | Personal  |          | Accumulated     
|Description           | Notes    | Interest      | Land   | Property  | Total(2) | Depreciation (2)
|Aristocrat Manor      | $ 3,019  | $    --       | $ 265  | $ 4,466   | $ 4,731  | $ 2,434         
|Arkansas City Apts.   | 481      | --            | 22     | 510       | 532      | 243             
|Bellair Manor Apts.   | 567      | --            | 153    | 1,547     | 1,700    | 1,160           
|Birch Manor Apts. I   | 136      | 1,174         | 61     | 1,323     | 1,384    | 992             
|Birch Manor Apts. II  | 464      | 1,058         | 50     | 1,387     | 1,437    | 1,040           
|Bluewater Apts.       | 1,100    | --            | 130    | 4,529     | 4,659    | 2,954           
|Clarkwood Apts. I     | 159      | 1,555         | 69     | 1,532     | 1,601    | 1,149           
|Clarkwood Apts. II    | 444      | 2,407         | 93     | 2,628     | 2,721    | 1,971           
|Hampshire House       | 2,205    | --            | 101    | 3,946     | 4,047    | 2,959           
|Ivywood Apts.         | 1,059    | --            | 200    | 2,939     | 3,139    | 2,207           
|Jasper County Prop.   | 641      | --            | 33     | 875       | 908      | 772             
|Nantucket Apts.       | 339      | --            | 35     | 1,330     | 1,365    | 980             
|Newton Apts.          | 981      | --            | 55     | 1,162     | 1,217    | 1,089           
|Oak Hill Apts.        | 1,326    | --            | 76     | 3,089     | 3,165    | 2,318           
|Oakview Apts.         | 1,074    | --            | 75     | 1,192     | 1,267    | 544             
|Oakwood Park I Apts.  | 56       | 1,184         | 63     | 854       | 917      | 641             
|Oakwood Park II Apts. | 130      | 1,760         | 102    | 1,379     | 1,481    | 1,034           
|Pachuta Apts.         | 434      | --            | 21     | 557       | 578      | 502             
|Richards Park Apts.   | 451      | --            | 52     | 1,419     | 1,471    | 1,057           
|Shubuta Properties    | 431      | --            | 23     | 644       | 667      | 550             
|Tradewinds East       | 1,500    | --            | 118    | 6,091     | 6,209    | 4,300           
|Yorkview Estates      | 427      | --            | 22     | 1,203     | 1,225    | 902             
|Total                 | $17,424  | $9,138        | $1,819 | $44,602   | $46,421  | $31,798         



(2)

Reconciliation of real estate and accumulated depreciation (unaudited)



|                             |                          |         
|---------------------------- | ------------------------ | --------
|                             | Years Ended December 31,
|                             | 2006                     | 2005    
|                             | (in thousands-unaudited)
|Real Estate                  |                          |         
|                             |                          |         
|Balance at beginning of year | $ 48,468                 | $ 48,159
|Improvements during the year | 178                      | 309     
|Assets held for sale         | (2,225)                  | --      
|Balance at end of year       | $46,421                  | $48,468 



|                                  |                          |         
|--------------------------------- | ------------------------ | --------
|                                  | Years Ended December 31,
|                                  | 2006                     | 2005    
|                                  | (in thousands-unaudited)
|Accumulated Depreciation          |                          |         
|                                  |                          |         
|Balance at beginning of year      | $ 31,948                 | $ 30,473
|Depreciation expense for the year | 1,484                    | 1,475   
|Assets held for sale              | (1,634)                  | --      

|                       |         |        
|---------------------- | ------- | -------
|Balance at end of year | $31,798 | $31,948



Note 9 - Abandonment Of Limited Partnership Interests



In 2006, the number of Limited Partnership Interests decreased by 38 interests due to limited partners abandoning their interests. In abandoning his or her Limited Partnership Interest(s), a limited partner relinquishes all right, title, and interest in the Partnership as of the date of abandonment.











Item 8.

Changes in and Disagreements with Accountants on Accounting and Financial Disclosure



None.



Item 8a.

Controls and Procedures



(a)

Disclosure Controls and Procedures. The Partnerships management, with the participation of the principal executive officer and principal financial officer of the Corporate General Partner, who are the equivalent of the Partnerships principal executive officer and principal financial officer, respectively, has evaluated the effectiveness of the Partnerships disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the Exchange Act)) as of the end of the period covered by this report. Based on such evaluation, the principal executive officer and principal financial officer of the Corporate General Partner, who are the equivalent of the Partnerships principal executive officer and principal financial officer, respectively, have concluded that, as of the end of such period, the Partnerships disclosure controls and procedures are effective.



(b)

Internal Control Over Financial Reporting. There have not been any changes in the Partnerships internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fourth quarter of 2006 that have materially affected, or are reasonably likely to materially affect, the Partnerships internal control over financial reporting.



Item 8b.

Other Information



None.











PART III



Item 9.

Directors and Executive Officers of the Registrant and Corporate Governance



Real Estate Associates Limited VII (the Partnership or the Registrant) has no officers or directors.  The general partner responsible for conducting the business of the Partnership is National Partnership Investments Corp., a California Corporation (NAPICO or the Corporate General Partner).



The names and ages of, as well as the positions and offices held by, the present directors and officers of NAPICO are set forth below:  The Corporate General Partner manages and controls substantially all of the Partnerships affairs and has general responsibility and ultimate authority in all matters affecting its business.   There are no family relationships between or among any directors or officers.



|                    |    |                                   
|------------------- | -- | ----------------------------------
|David R. Robertson  | 41 | President, Chief Executive Officer
|                    |    | and Director                      
|Harry G. Alcock     | 44 | Executive Vice President and      
|                    |    | Director                          
|Lance J. Graber     | 45 | Executive Vice President          
|Jeffrey H. Sussman  | 41 | Senior Vice President, General    
|                    |    | Counsel and Secretary             
|Kathleen Danilchick | 37 | Senior Vice President and         
|                    |    | Chief Financial Officer           



David R. Robertson has been President, Chief Executive Officer and a Director of the Corporate General Partner since October 2002.   Mr. Robertson has been an Executive Vice President of AIMCO since February 2002, and was appointed President and Chief Executive Officer of AIMCO Capital in October 2002.  Mr. Robertson is responsible for property operations, asset management and transaction activities within AIMCO Capitals portfolio of affordable properties, and for redevelopment and construction activities for both the conventional and affordable property portfolios.  Since February 1996, Mr. Robertson has been Chairman and Chief Executive Officer of Robeks Corporation, a privately held chain of specialty food stores.



Harry G. Alcock was appointed as a Director of the Corporate General Partner in October 2004 and was appointed Executive Vice President of the Corporate General Partner in February 2004 and has been Executive Vice President and Chief Investment Officer of AIMCO since October 1999. Mr. Alcock has had responsibility for acquisition and financing activities of AIMCO since July 1994, serving as Vice President from July 1996 to October 1997 and as a Senior Vice President from October 1997 to October 1999.



Lance J. Graber was appointed Executive Vice President of the Corporate General Partner in February 2004 and of AIMCO in October 1999 and focuses on transactions related to Aimco Capitals portfolio of affordable properties in the eastern portion of the country.  Prior to this time, Mr. Graber was a Director at Credit Suisse First Boston from 1994 to May 1999.



Jeffrey H. Sussman has been Senior Vice President, General Counsel and Secretary of the Corporate General Partner since joining NAPICO in 1998.  Mr. Sussman is responsible for the legal affairs of NAPICO and its affiliates.  Prior to joining NAPICO in 1998, Mr. Sussman was an associate with the law firm of Rus, Miliband, Williams & Smith in Irvine, California. His practice emphasized real estate finance and insolvency law and included the representation of borrowers, lenders, and court-appointed trustees in matters involving apartment complexes, retail centers and hotels.



Kathleen Danilchick has been Senior Vice President and Chief Financial Officer of the Corporate General Partner since March 2006 and joined AIMCO in December 2005 as a Vice President in Capital Markets.  Ms. Danilchick is responsible for the financial affairs of NAPICO as well as the limited partnerships sponsored by it.  From January 2003 through October 2005 Ms. Danilchick was a Vice President at The Lionstone Group, a real estate investment firm, where she was responsible for the supervision and management of all aspects of the national office investment program. Prior to joining The Lionstone Group, Ms. Danilchick was a Vice President for the Morgan Stanley Real Estate Funds in London, England.



The board of directors of the Corporate General Partner does not have a separate audit committee. As such, the board of directors of the Corporate General Partner fulfills the functions of an audit committee. The board of directors has determined that Kathleen Danilchick meets the requirement of an "audit committee financial expert".



The directors and officers of the Corporate General Partner with authority over the Partnership are all employees of subsidiaries of AIMCO. AIMCO has adopted a code of ethics that applies to such directors and officers that is posted on AIMCO's website (www.AIMCO.com). AIMCO's website is not incorporated by reference to this filing.



Item 10.

Executive Compensation



None of the directors and officers of the Corporate General Partner received any remuneration from the Partnership during the year ended December 31, 2006.



Item 11.

Security Ownership of Certain Beneficial Owners and Management



Security Ownership of Certain Beneficial Owners



(a)

The General Partners own all of the outstanding general partnership interests of REAL VII.



The following table sets forth certain information regarding limited partnership interests of the Partnership owned by each person or entity as known by the Partnership to own beneficially or exercise voting or dispositive control over more than 5% of the Partnerships limited partnership interests as of December 31, 2006.



|                                             |                     |           
|-------------------------------------------- | ------------------- | ----------
|Name of Beneficial Owner                     | Number of Interests | % of Class
|                                             |                     |           
|AIMCO Properties, L.P.                       | 1,167.58            | 7.58%     
|(affiliate of the Corporate General Partner) |                     |           



The business address of AIMCO Properties, L.P. is 4582 S. Ulster St. Parkway, Suite 1100, Denver, Colorado 80237.



(b)

None of the officers or directors of the Corporate General Partner own directly or beneficially any limited partnership interests in REAL VII.



Item 12.

Certain Relationships and Related Transactions, and Director Independence



Under the terms of the Restated Certificate and Agreement of Limited Partnership, the Partnership is obligated to NAPICO for an annual management fee equal to 0.5 percent of the original remaining invested assets of the remaining partnerships and is calculated at the beginning of each year. Invested assets are defined as the costs of acquiring project interests, including the proportionate amount of the mortgage loans related to the Partnership's interest in the capital accounts of the respective partnerships. The fee was approximately $237,000 for each of the years ended December 31, 2006 and 2005.



The Partnership reimbursed NAPICO for certain expenses.  The reimbursement to NAPICO was approximately $43,000 for the year ended December 31, 2005 and is included in general and administrative expenses. There were no such reimbursements for the year ended December 31, 2006.



An affiliate of the Corporate General Partner is the General Partner in 18 of the Partnerships 23 Local Limited Partnerships.



AIMCO and its affiliates owned 583.79 Units or 1,167.58 limited partnership interests in the Partnership representing 7.58% of the outstanding interests at December 31, 2006.  A unit consists of two limited partnership interests. It is possible that AIMCO or its affiliates will acquire additional Units in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO, either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the Units are entitled to take action with respect to a variety of matters, that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the Corporate General Partner. Although the Corporate General Partner owes fiduciary duties to the limited partners of the Partnership, the Corporate General Partner also owes fiduciary duties to AIMCO as its sole stockholder. As a result, the duties of the Corporate General Partner, as corporate general partner, to the Partnership and its limited partners may come into conflict with the duties of the Corporate General Partner to AIMCO as its sole stockholder.



Neither of the Corporate General Partners directors is independent under the independence standards established for New York Stock Exchange listed companies as both directors are employed by the parent of the Corporate General Partner.



Item 13.

Exhibits



See Exhibit Index.



Item 14.

Principal Accountant Fees and Services



The Corporate General Partner has reappointed Ernst & Young LLP as independent auditors to audit the consolidated financial statements of the Partnership for 2007. The aggregate fees billed for services rendered by Ernst & Young LLP for 2006 and 2005 are described below.



Audit Fees. Fees for audit services totaled approximately $43,000 and $49,000 for the years 2006 and 2005, respectively. Fees for audit services also include fees for the reviews of the Partnerships Quarterly Reports on Form 10-QSB.



Tax Fees. Fees for tax services totaled approximately $27,000 and $26,000 for 2006 and 2005, respectively.











SIGNATURES





In accordance with the requirements of Section 13 or 15(d) of the Exchange Act, the registrant caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.



| |                                           
| | ------------------------------------------
| | REAL ESTATE ASSOCIATES LIMITED VII        
| |                                           
| | By:
National Partnership Investments Corp.
| | Corporate General Partner                 
| |                                           
| | By:   /s/David R. Robertson               
| | David R. Robertson                        
| | President and Chief Executive Officer     
| |                                           
| | By:   /s/Kathleen Danilchick              
| | Kathleen Danilchick                       
| | Senior Vice President and                 
| | Chief Financial Officer                   
| |                                           
| | Date: April 16, 2007                      



In accordance with the Exchange Act, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.



|                       |                               |                     
|---------------------- | ----------------------------- | --------------------
|/s/Harry G. Alcock     | Director and Executive        | Date: April 16, 2007
|Harry G. Alcock        | Vice President                |                     
|                       |                               |                     
|/s/David R. Robertson  | Director, President and Chief | Date: April 16, 2007
|David R. Robertson     | Executive Officer             |                     
|                       |                               |                     
|/s/Kathleen Danilchick | Senior Vice President and     | Date: April 16, 2007
|Kathleen Danilchick    | Chief Financial Officer       |                     













REAL ESTATE ASSOCIATES LIMITED VII

EXHIBIT INDEX





Exhibit

Description of Exhibit



3

Restated Certificate and Agreement of Limited Partnership dated May 24, 1983 filed with the Securities and Exchange Commission Form S-11 No. 2-84816, which is hereby incorporated by reference.



10.2

Agreement of Sale and Purchase, by and between Warren Heights Apartments, Ltd., an Ohio limited partnership, and Renewal Housing Associates, LLC, a Delaware limited liability company, incorporated by reference to the Partnerships Current Report on Form 8-K dated August 26, 2005.



31.1

Certification of equivalent of Chief Executive Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.



31.2

Certification of equivalent of Chief Financial Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.



32.1

Certification of the equivalent of the Chief Executive Officer and the Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.













Exhibit 31.1

CERTIFICATION

I, David R. Robertson, certify that:

1.

I have reviewed this annual report on Form 10-KSB of Real Estate Associates Limited VII;

2.

Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;



3.

Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the small business issuer as of, and for, the periods presented in this report;



4.

The small business issuer's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the small business issuer and have:



(a)

Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the small business issuer, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;



(b)

Evaluated the effectiveness of the small business issuer's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and



(c)

Disclosed in this report any change in the small business issuer's internal control over financial reporting that occurred during the small business issuer's most recent fiscal quarter (the small business issuer's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the small business issuer's internal control over financial reporting; and



5.

The small business issuer's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the small business issuer's auditors and the audit committee of the small business issuer's board of directors (or persons performing the equivalent functions):



(a)

All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the small business issuer's ability to record, process, summarize and report financial information; and



(b)

Any fraud, whether or not material, that involves management or other employees who have a significant role in the small business issuer's internal control over financial reporting.

Date:  April 16, 2007

/s/David R. Robertson

David R. Robertson

President and Chief Executive Officer of National Partnership Investments Corp., equivalent of the chief executive officer of the Partnership











Exhibit 31.2

CERTIFICATION

I, Kathleen Danilchick, certify that:

1.

I have reviewed this annual report on Form 10-KSB of Real Estate Associates Limited VII;

2.

Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;



3.

Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the small business issuer as of, and for, the periods presented in this report;



4.

The small business issuer's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the small business issuer and have:



(a)

Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the small business issuer, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;



(b)

Evaluated the effectiveness of the small business issuer's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and



(c)

Disclosed in this report any change in the small business issuer's internal control over financial reporting that occurred during the small business issuer's most recent fiscal quarter (the small business issuer's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the small business issuer's internal control over financial reporting; and



5.

The small business issuer's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the small business issuer's auditors and the audit committee of the small business issuer's board of directors (or persons performing the equivalent functions):



(a)

All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the small business issuer's ability to record, process, summarize and report financial information; and



(b)

Any fraud, whether or not material, that involves management or other employees who have a significant role in the small business issuer's internal control over financial reporting.

Date:  April 16, 2007

/s/Kathleen Danilchick

Kathleen Danilchick

Senior Vice President and Chief Financial Officer of National Partnership Investments Corp., equivalent of the chief financial officer of the Partnership











Exhibit 32.1





Certification of CEO and CFO

Pursuant to 18 U.S.C. Section 1350,

As Adopted Pursuant to

Section 906 of the Sarbanes-Oxley Act of 2002







In connection with the Annual Report on Form 10-KSB of Real Estate Associates Limited VII (the "Partnership"), for the fiscal year ended December 31, 2006 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), David R. Robertson, as the equivalent of the chief executive officer of the Partnership, and Kathleen Danilchick, as the equivalent of the chief financial officer of the Partnership, each hereby certifies, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that, to the best of his knowledge:



(1)

The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and



(2)

The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Partnership.



| |                          
| | -------------------------
| | /s/David R. Robertson    
| | Name: David R. Robertson 
| | Date: April 16, 2007     
| |                          
| | /s/Kathleen Danilchick   
| | Name: Kathleen Danilchick
| | Date: April 16, 2007     



This certification is furnished with this Report pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 and shall not be deemed filed by the Partnership for purposes of Section 18 of the Securities Exchange Act of 1934, as amended.