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

                                   FORM 10-K/A

                                 Amendment No. 1

(Mark One)

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

                   For the fiscal year ended December 31, 2003

                                       OR

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

                        For the transition period from to

                         Commission file number 0-20017

                            CNL INCOME FUND IX, LTD.
             (Exact name of registrant as specified in its charter)

               Florida                                 59-3004138
    (State or other jurisdiction of         (I.R.S. Employer Identification No.)
     incorporation or organization)

                             450 South Orange Avenue
                             Orlando, Florida 32801
          (Address of principal executive offices, including zip code)

       Registrant's telephone number, including area code: (407) 540-2000

          Securities registered pursuant to Section 12 (b) of the Act:

    Title of each class:                   Name of exchange on which registered:
           None                                       Not Applicable

           Securities registered pursuant to Section 12(g) of the Act:

              Units of limited partnership interest ($10 per Unit)
                                (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 12 months (or such shorter  period that the registrant
was  required  to file such  reports),  and (2) has been  subject to such filing
requirements for the past 90 days: Yes X No

     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-K or any amendment to this
Form 10-K. [x]

     Indicate by check mark whether the registrant is an  accelerated  filer (as
defined in Exchange Act Rule 12b-2): Yes___ No X

     Aggregate  market  value of the voting stock held by  nonaffiliates  of the
registrant:  The registrant registered an offering of 3,500,000 units of limited
partnership  interest  (the  "Units") on Form S-11 under the  Securities  Act of
1933, as amended. Since no established market for such Units exists, there is no
market value for such Units. Each Unit was originally sold at $10 per Unit.

                      DOCUMENTS INCORPORATED BY REFERENCE:
                                      None


<PAGE>



The Form 10-K of CNL Income Fund IX, Ltd. (the "Partnership") for the year ended
December  31,  2003,  is being  amended to include,  in Item  15(d),  summarized
financial information of one of its tenants, Carrols Corporation, as a result of
the fact that this tenant leased more than 20 percent of the Partnership's total
assets  for  the  year  ended  December  31,  2003.  This  summarized  financial
information  was not available to the  Partnership  at the time the  Partnership
filed its Form 10-K for the year ended December 31, 2003.

                                     PART IV


Item 15.  Exhibits, Financial Statement Schedules and Reports on Form 8-K


   (d)  The Partnership is required to file audited financial information of its
        tenant,  Carrols  Corporation,  because this tenant  leased more than 20
        percent of the  Partnership's  total assets for the year ended  December
        31, 2003. The  summarized  financial  information  presented for Carrols
        Corporation  and  Subsidiaries as of December 31, 2003 and 2002, and for
        the three years in the period ended December 31, 2003, was obtained from
        the Form 10-K filed by Carrols  Corporation and  Subsidiaries,  with the
        Securities and Exchange Commission. Carrols Corporation and Subsidiaries
        uses a 52-53 week fiscal  year ending on the Sunday  closest to December
        31. For clarity of presentation,  the 2003, 2002, and 2001 fiscal years,
        which  represent the 52 week periods ended  December 28, 2003,  December
        29, 2002,  and December  30, 2001,  have been  described in the Selected
        Financial  Data below as the years ended  December 31, 2003,  2002,  and
        2001,   respectively.   Carrols   Corporation   restated  its  financial
        statements  for  periods  ended  prior to  December  31,  2003 to report
        certain  real  estate  transactions  as  financing   transactions  under
        Statement of  Financial  Accounting  Standards  No. 98  "Accounting  for
        Leases"  rather  than  as   sale/leaseback   transaction  as  previously
        reported.

                      Carrols Corporation and Subsidiaries
                             Selected Financial Data
                                 (In Thousands)

<TABLE>
<CAPTION>
<S> <C>
Consolidated Balance Sheet Data:
                                                                          December 31,
                                                                                         2002
                                                               2003                   (Restated)
                                                      --------------------      -------------------

Current Assets                                        $            21,493       $           26,400
Noncurrent Assets                                                 465,381                  520,988
                                                      --------------------      -------------------
     Total Assets                                     $           486,874       $          547,388
                                                      ====================      ===================

Current Liabilities                                   $            62,350       $           61,375
Noncurrent Liabilities                                            403,554                  467,411
Stockholder's Equity                                               20,970                   18,602
                                                      --------------------      -------------------
     Total Liabilities and Stockholder's Equity       $           486,874       $          547,388
                                                      ====================      ===================


Consolidated Statements of Operations Data:
                                                                         Year Ended December 31,
                                                                               2002                2001
                                                        2003                (Restated)          (Restated)
                                                    -----------------    ---------------    -----------------

Gross Revenues                                      $        644,985     $      657,027     $        656,289
Costs and Expenses (including income taxes)                 (642,617)          (647,313)            (662,363)
                                                    -----------------    ---------------    -----------------
Net Income (Loss)                                   $          2,368     $        9,714     $         (6,074)
                                                    =================    ===============    =================
</TABLE>



<PAGE>


                                   SIGNATURES


     Pursuant  to the  requirements  of  Section  13 or 15(d) of the  Securities
Exchange Act of 1934, the Registrant has duly caused this report to be signed on
its behalf by the  undersigned,  thereunto  duly  authorized,  on the 5th day of
August 2004.

                                    CNL INCOME FUND IX, LTD.

                                    By:      CNL REALTY CORPORATION
                                             General Partner

                                             /s/ Robert A. Bourne
                                             -----------------------------------
                                             ROBERT A. BOURNE, President


                                    By:      ROBERT A. BOURNE
                                             General Partner

                                             /s/ Robert A. Bourne
                                             -----------------------------------
                                             ROBERT A. BOURNE


                                    By:      JAMES M. SENEFF, JR.
                                             General Partner

                                             /s/ James M. Seneff, Jr.
                                             -----------------------------------
                                             JAMES M. SENEFF, JR.




<PAGE>



     Pursuant to the  requirements of the Securities  Exchange Act of 1934, this
report  has  been  signed  below  by the  following  persons  on  behalf  of the
Registrant and in the capacities and on the dates indicated.

<TABLE>
<CAPTION>
<S> <C>
            Signature                                  Title                               Date


/s/ Robert A. Bourne                     President,   Treasurer   and   Director      August 5, 2004
------------------------------------     (Principal   Financial  and  Accounting
Robert A. Bourne                         Officer)


/s/ James M. Seneff, Jr.                 Chief  Executive  Officer and  Director      August 5, 2004
------------------------------------     (Principal Executive Officer)
James M. Seneff, Jr.

</TABLE>


<PAGE>

                                  EXHIBIT INDEX

Exhibit Number

   (a)  Exhibits

        3.1    Affidavit and  Certificate  of Limited  Partnership of CNL Income
               Fund IX, Ltd. (Included as Exhibit 3.1 to Registration  Statement
               No. 33-35049 on Form S-11 and incorporated herein by reference.)

        4.1    Affidavit and  Certificate  of Limited  Partnership of CNL Income
               Fund IX, Ltd. (Included as Exhibit 3.1 to Registration  Statement
               No. 33-35049 on Form S-11 and incorporated herein by reference.)

        4.2    Amended and  Restated  Agreement  of Limited  Partnership  of CNL
               Income Fund IX, Ltd.  (Included as Exhibit 4.6 to  Post-Effective
               Amendment No. 1 to  Registration  Statement No.  33-35049 on Form
               S-11 and incorporated herein by reference.)

        10.1   Management  Agreement  between CNL Income  Fund IX, Ltd.  and CNL
               Investment Company.  (Included as Exhibit 10.1 to Form 10-K filed
               with the  Securities  and Exchange  Commission on March 17, 1998,
               and incorporated herein by reference.)

        10.2   Assignment of Management Agreement from CNL Investment Company to
               CNL Income Fund Advisors,  Inc. (Included as Exhibit 10.2 to Form
               10-K filed with the Securities  and Exchange  Commission on March
               30, 1995, and incorporated herein by reference.)

        10.3   Assignment of Management Agreement from CNL Income Fund Advisors,
               Inc. to CNL Fund Advisors, Inc. (Included as Exhibit 10.3 to Form
               10-K filed with the Securities  and Exchange  Commission on April
               1, 1996, and incorporated herein by reference.)

        10.4   Assignment of Management  Agreement from CNL Fund Advisors,  Inc.
               to CNL APF Partners,  LP.  (Included as Exhibit 10.4 to Form 10-Q
               filed with the Securities  Exchange Commission on August 9, 2001,
               and incorporated herein by reference.)

        10.5   Assignment of Management  Agreement from CNL APF Partners,  LP to
               CNL  Restaurants  XVIII,  Inc.  (Included as Exhibit 10.5 to Form
               10-Q filed with the Securities and Exchange  Commission on August
               14, 2002, and incorporated herein by reference.)

        31.1   Certification  of Chief  Executive  Officer of Corporate  General
               Partner  Pursuant to Rule  13a-14 as Adopted  Pursuant to Section
               302 of the Sarbanes-Oxley Act of 2002. (Filed herewith.)

        31.2   Certification  of Chief  Financial  Officer of Corporate  General
               Partner  Pursuant to Rule  13a-14 as Adopted  Pursuant to Section
               302 of the Sarbanes-Oxley Act of 2002. (Filed herewith.)

        32.1   Certification  of Chief  Executive  Officer of Corporate  General
               Partner Pursuant to 18 U.S.C. Section 1350 as Adopted Pursuant to
               Section 906 of the Sarbanes-Oxley Act of 2002. (Filed herewith.)

        32.2   Certification  of Chief  Financial  Officer of Corporate  General
               Partner Pursuant to 18 U.S.C. Section 1350 as Adopted Pursuant to
               Section 906 of the Sarbanes-Oxley Act of 2002. (Filed herewith.)


<PAGE>



                                  EXHIBIT 31.1


<PAGE>



                                  EXHIBIT 31.2


<PAGE>



                                  EXHIBIT 32.1


<PAGE>



                                  EXHIBIT 32.2