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

                                   FORM 10-K/A

                                 Amendment No. 2

(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, 2002

                                       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,  2002,  is being  amended to include  the  Certification  of Chief
Executive  Officer of Corporate  General Partner and the  Certification of Chief
Financial  Officer of Corporate  General Partner,  each as pursuant to 18 U.S.C.
Section  1350 as adopted  pursuant to Section 906 of the  Sarbanes-Oxley  Act of
2002. The Form 10-K of the  Partnership  was previously  amended (as Form 10-K/A
Amendment No. 1) 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, 2002.  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, 2002.

                                     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, 2002. The summarized financial  information presented for
          Carrols Corporation and Subsidiaries as of December 31, 2002 and 2001,
          and for the three years in the period ended  December  31,  2002,  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
          2002, 2001, and 2000 fiscal years, which represent the 52 week periods
          ended  December  29, 2002,  December 30, 2001,  and December 29, 2000,
          have been described in the Selected  Financial Data below as the years
          ended December 31, 2002, 2001, and 2000, respectively.

                      Carrols Corporation and Subsidiaries
                             Selected Financial Data
                                 (In Thousands)

<TABLE>
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<S> <C>

Consolidated Balance Sheet Data:
                                                                                      December 31,
                                                                         2002                   2001
                                                                  ------------------     ------------------

Current Assets                                                    $          26,400      $          23,547
Noncurrent Assets                                                           447,177                450,456
                                                                  ------------------     ------------------
     Total Assets                                                 $         473,577      $         474,003
                                                                  ==================     ==================

Current Liabilities                                               $          59,358      $          56,745
Noncurrent Liabilities                                                      387,560                402,203
Stockholder's Equity                                                         26,659                 15,055
                                                                  ------------------     ------------------
     Total Liabilities and Stockholder's Equity                   $         473,577      $         474,003
                                                                  ==================     ==================



Consolidated Statements of Operations Data:
                                                                           Year Ended December 31,
                                                             2002                 2001                2000
                                                      -----------------    -----------------    -----------------

Gross Revenues                                        $        657,027     $        656,289     $        466,901
Costs and Expenses (including income taxes)                   (645,423)            (660,253)            (462,583)
Extraordinary Item, net of income taxes                             --                   --                 (350)
                                                      -----------------    -----------------    -----------------
Net Income (Loss)                                     $         11,604     $         (3,964)    $          3,968
                                                      =================    =================    =================
</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.

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<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