SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   Form 10-KSB
(Mark One)
[X]   ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT
      OF 1934

                 For the fiscal year ended December 31, 2003

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

             For the transition period from _________to _________

                         Commission file number 0-14099

                       CONSOLIDATED CAPITAL PROPERTIES VI
                 (Name of small business issuer in its charter)

         California                                              94-2940204
(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)

                    Issuer's telephone number (864) 239-1000

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

                                      None

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

                      Units of Limited Partnership Interest
                                (Title of class)

Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act during the past 12 months (or for such shorter
period that the registrant was required to file such reports),  and (2) has been
subject to such filing requirements for the past 90 days.
Yes X  No___

Check if there is no disclosure  of delinquent  filers in response to Item 405
of  Regulation  S-B  contained  in  this  form,  and  no  disclosure  will  be
contained,  to the best of the  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]

State issuer's revenues for its most recent fiscal year.  $1,917,000

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, 2003. No market exists for the limited  partnership
interests of the Registrant,  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

Consolidated  Capital  Properties VI (the  "Partnership"  or  "Registrant")  was
organized on May 23, 1984, as a limited  partnership  under  California  Uniform
Limited  Partnership  Act.  The  general  partner of the  Partnership  is ConCap
Equities,  Inc., a Delaware  corporation (the "General  Partner" or "CEI").  The
General Partner is a subsidiary of Apartment  Investment and Management  Company
("AIMCO") a publicly  traded  real  estate  investment  trust.  The  Partnership
Agreement  provides  that the  Partnership  is to terminate on December 31, 2015
unless terminated prior to such date.

On December 7, 1984, the Partnership  offered $50,000,000 of Limited Partnership
Interest  (the  "Units")  pursuant to a  Registration  Statement  filed with the
Securities and Exchange Commission.  The Units represent equity interests in the
Partnership   and  entitle  the  holders   thereof  to  participate  in  certain
allocations and  distributions of the  Partnership.  The sale of Units closed on
December 6, 1985,  with 181,808  Units sold at $250 each,  or gross  proceeds of
approximately  $45,452,000 to the Partnership.  Since its initial offering,  the
Partnership  has not  received,  nor are  limited  partners  required  to  make,
additional capital contributions.

The  Partnership is engaged in the business of operating and holding real estate
properties  for  investment.  By the end of fiscal  1987,  the  Partnership  had
acquired  seven  properties  and a 75%  interest  in a  joint  venture  with  an
affiliated partnership which acquired one property. The Partnership continues to
own  and  operate  one  of  these  properties.  (See  "Item  2,  Description  of
Properties".)

The Partnership  has no employees.  Management and  administrative  services are
provided by the General Partner and by agents retained by the General Partner.

Upon  the  Partnership's   formation  in  1984,  Consolidated  Capital  Equities
Corporation ("CCEC"), a Colorado corporation,  was the corporate general partner
and Consolidated Capital Group II ("CCG"), a California general partnership, was
the non-corporate  general partner.  In 1988,  through a series of transactions,
Southmark  Corporation  ("Southmark")  acquired controlling interest in CCEC. In
December  1988,  CCEC filed for  reorganization  under  Chapter 11 of the United
States  Bankruptcy  Code. In 1990, as part of CCEC's  reorganization  plan,  CEI
acquired  CCEC's general  partner  interests in the  Partnership and in 15 other
affiliated public limited  partnerships (the "Affiliated  Partnerships") and CEI
replaced CCEC as managing general partner in all 16 partnerships.  The selection
of CEI as the sole  managing  general  partner was approved by a majority of the
limited  partners in the Partnership and in each of the Affiliated  Partnerships
pursuant to a  solicitation  of the Limited  Partners  dated August 10, 1990. As
part of this  solicitation,  the Limited  Partners also approved an amendment to
the  Partnership  Agreement  limiting  changes of control of the Partnership and
approved conversion of the general partner interest of the non-corporate general
partner,  CCG, to that of a special limited partner  ("Special Limited Partner")
without  voting and without  other  rights of a limited  partner  except for the
economic  interest  previously  held  as a  general  partner.  Pursuant  to this
amendment  to the  Partnership  Agreement,  the  non-corporate  general  partner
interest  of CCG was  converted  to that of a Special  Limited  Partner  and CEI
became the sole general partner of the Partnership on December 31, 1991.

Risk Factors

The  real  estate  business  in which  the  Partnership  is  engaged  is  highly
competitive.  There are other  residential  properties within the market area of
the Partnership's  property.  The number and quality of competitive  properties,
including  those which may be managed by an affiliate of the General  Partner in
such  market  area,  could have a material  effect on the rental  market for the
apartments at the  Partnership's  property and the rents that may be charged for
such apartments. While the General Partner and its affiliates own and/or control
a  significant  number of  apartment  units in the  United  States,  such  units
represent an  insignificant  percentage of total  apartment  units in the United
States and competition for apartments is local.

Laws benefiting  disabled persons may result in the Partnership's  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
Partnership's  property, or restrict renovations of the property.  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  General  Partner  believes  that the  Partnership's  property  is
substantially in compliance with present requirements, the Partnership may incur
unanticipated expenses to comply with the ADA and the FHAA.

Both the income and expenses of operating the property owned by the  Partnership
are subject to factors outside of the Partnership's  control, such as changes in
the supply and demand for  similar  properties  resulting  from  various  market
conditions, increases/decreases in unemployment or population shifts, changes in
the  availability of permanent  mortgage  financing,  changes in zoning laws, or
changes in patterns or needs of users. In addition,  there are risks inherent in
owning  and  operating  residential   properties  because  such  properties  are
susceptible  to the  impact of  economic  and other  conditions  outside  of the
control of the Partnership.

There have been, and it is possible there may be other, Federal, state and local
legislation  and  regulations   enacted   relating  to  the  protection  of  the
environment.  The Partnership is unable to predict the extent,  if any, to which
such new  legislation  or  regulations  might occur and the degree to which such
existing or new legislation or regulations  might adversely  affect the property
owned by the Partnership.

The  Partnership  monitors its property for evidence of  pollutants,  toxins and
other dangerous substances, including the presence of asbestos. In certain cases
environmental testing has been performed,  which resulted in no material adverse
conditions or liabilities.  In no case has the Partnership  received notice that
it is a potentially  responsible party with respect to an environmental clean up
site.

A further  description  of the  Partnership's  business  is included in "Item 6.
Management's Discussion and Analysis or Plan of Operation" included in this Form
10-KSB.

Item 2.     Description of Property

The following table sets forth the Partnership's investment property:

                           Date of
Property                   Purchase      Type of Ownership             Use

Colony of Springdale
  Apartments               02/20/87   Fee ownership subject        Apartment
  Springdale, Ohio                    to first mortgage. (1)       261 units

(1)   Property is held by a limited  partnership in which the Partnership owns a
      100% interest.

Schedule of Property

Set forth  below for the  Partnership's  property is the gross  carrying  value,
accumulated  depreciation,  depreciable life, method of depreciation and Federal
tax basis.

<TABLE>
<CAPTION>

                            Gross
                           Carrying   Accumulated                         Federal
Property                    Value     Depreciation    Rate    Method     Tax Basis
                               (in thousands)                          (in thousands)

<S>                        <C>          <C>         <C>                   <C>
Colony of Springdale       $11,392      $ 6,125     5-30 yrs    S/L       $ 4,632
</TABLE>

See "Note A" included in "Item 7. Financial Statements" for a description of the
Partnership's capitalization and depreciation policies.


<PAGE>






Schedule of Property Indebtedness

<TABLE>
<CAPTION>

                           Principal                                        Principal
                           Balance At     Stated                             Balance
                          December 31,   Interest    Period    Maturity      Due At
       Property               2003         Rate    Amortized     Date      Maturity (1)
                         (in thousands)

Colony of Springdale
<S>                          <C>           <C>       <C>       <C>            <C>
  1st mortgage               $5,026        7.79%     20 yrs    11/2019        $ --
</TABLE>

(1)   See "Item 7. Financial Statements, Note E" for information with respect to
      the  Partnership's  ability to prepay this loan and other specific details
      about the loan.

Rental Rates and Occupancy

Average annual rental rate and occupancy for 2003 and 2002 for the property:

                                       Average Annual            Average Annual
                                        Rental Rate                 Occupancy
                                         (per unit)
 Property                           2003          2002         2003        2002

 Colony of Springdale              $7,346        $7,419         91%         93%

As noted under "Item 1.  Description of Business",  the real estate  industry is
highly  competitive.  The Partnership's  property is subject to competition from
other residential  apartment complexes in the area. The General Partner believes
that the property is adequately  insured.  The property is an apartment  complex
which leases units for lease terms of one year or less.  No  residential  tenant
leases  10% or more of the  available  rental  space.  The  property  is in good
physical  condition,  subject to normal  depreciation  and  deterioration  as is
typical for assets of this type and age.

Real Estate Taxes and Rates

Real estate taxes and the tax rate in 2003 for the property were:

                                    2003             2003
                                    Taxes            Rate
                                 (in thousands)

Colony of Springdale                $ 124            4.81%

Capital Improvements

During the year ended December 31, 2003, the Partnership completed approximately
$136,000 in capital improvements at the property.  The improvements consisted of
roof  and  floor  covering   replacements,   and  structural  and  parking  area
improvements.  These  improvements  were funded from  operating  cash flow.  The
Partnership  is  currently  evaluating  the  capital  improvement  needs  of the
property for the upcoming  year and  currently  expects to budget  approximately
$144,000.  Additional  improvements may be considered in 2004 and will depend on
the  physical  condition  of the  property  as well  as  anticipated  cash  flow
generated by the property.

Item 3.     Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the Partnership,  its General Partner and several of
their affiliated  partnerships and corporate  entities.  The action purported to
assert  claims on behalf of a class of  limited  partners  and  derivatively  on
behalf of a number of limited partnerships  (including the Partnership) that are
named as nominal defendants, challenging, among other things, the acquisition of
interests in certain General Partner entities by Insignia  Financial Group, Inc.
("Insignia") and entities that were, at one time,  affiliates of Insignia;  past
tender offers by the Insignia  affiliates to acquire limited  partnership units;
management of the  partnerships  by the Insignia  affiliates;  and the series of
transactions  which  closed on October 1, 1998 and  February  26,  1999  whereby
Insignia and Insignia  Properties Trust,  respectively,  were merged into AIMCO.
The plaintiffs sought monetary damages and equitable relief,  including judicial
dissolution of the Partnership. In addition, during the third quarter of 2001, a
complaint (the "Heller  action") was filed against the same  defendants that are
named in the Nuanes action,  captioned Heller v. Insignia Financial Group. On or
about August 6, 2001,  plaintiffs  filed a first amended  complaint.  The Heller
action was brought as a purported  derivative  action,  and asserted claims for,
among other things,  breach of fiduciary duty, unfair  competition,  conversion,
unjust enrichment, and judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of settlement) and up to $1 million toward the cost of
independent  appraisals of the  Partnerships'  properties  by a Court  appointed
appraiser.  An affiliate of the General Partner has also agreed to make at least
one round of tender offers to purchase all of the  partnership  interests in the
Partnerships within one year of final approval, if it is granted, and to provide
partners  with the  independent  appraisals  at the time of these  tenders.  The
proposed  settlement  also provided for the  limitation  of the allowable  costs
which the General  Partner or its  affiliates  will charge the  Partnerships  in
connection with this litigation and imposes limits on the class counsel fees and
costs in this litigation.  On April 11, 2003,  notice was distributed to limited
partners providing the details of the proposed settlement.

On June 13, 2003, the Court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
("Objector")  filed an  appeal  seeking  to  vacate  and/or  reverse  the  order
approving the settlement and entering  judgment  thereto.  On November 24, 2003,
the Objector filed an  application  requesting the Court order AIMCO to withdraw
settlement  tender offers it had  commenced,  refrain from making further offers
pending the appeal and auction any units tendered to third  parties,  contending
that the offers did not conform  with the terms of the  Settlement.  Counsel for
the Objector (on behalf of another  investor)  had  alternatively  requested the
Court take certain  action  purportedly  to enforce the terms of the  settlement
agreement.  On December 18, 2003,  the Court heard oral  argument on the motions
and denied them both in their entirety.  On January 28, 2004, Objector filed his
opening brief in his pending appeal. The General Partner is currently  scheduled
to file a brief in  support  of the  order  approving  settlement  and  entering
judgment thereto by April 23, 2004.

On August 8, 2003 AIMCO  Properties  L.P., an affiliate of the General  Partner,
was served with a Complaint in the United  States  District  Court,  District of
Columbia alleging that AIMCO Properties L.P.  willfully  violated the Fair Labor
Standards  Act (FLSA) by failing to pay  maintenance  workers  overtime  for all
hours  worked  in  excess  of forty  per  week.  The  Complaint  is  styled as a
Collective  Action  under  the FLSA and seeks to  certify  state  subclasses  in
California, Maryland, and the District of Columbia. Specifically, the plaintiffs
contend that AIMCO Properties L.P. failed to compensate  maintenance workers for
time  that they were  required  to be  "on-call".  Additionally,  the  Complaint
alleges AIMCO  Properties  L.P.  failed to comply with the FLSA in  compensating
maintenance  workers  for time that they  worked in  responding  to a call while
"on-call".  The  Complaint  also  attempts  to certify a subclass  for  salaried
service  directors who are challenging  their  classification as exempt from the
overtime  provisions of the FLSA.  AIMCO  Properties L.P. has filed an answer to
the  Complaint  denying the  substantive  allegations.  Discovery  is  currently
underway.

The  General  Partner  does not  anticipate  that any costs to the  Partnership,
whether legal or settlement costs,  associated with these cases will be material
to the Partnership's overall operations.

Item 4.     Submission of Matters to a Vote of Security Holders

During the quarter ended  December 31, 2003, no matters were submitted to a vote
of the unit holders through the solicitation of proxies or otherwise.


<PAGE>


                                     PART II

Item 5.     Market for the Registrant's Common Equity and Related Security
            Holder Matters

The Partnership,  a publicly-held limited partnership,  offered and sold 181,808
limited partnership units (the "Units") aggregating $45,452,000. The Partnership
currently  has 2,328  holders of record  owning an aggregate  of 181,300  Units.
Affiliates of the General  Partner owned 101,012 units or 55.72% at December 31,
2003.  No public  trading  market has  developed  for the  Units,  and it is not
anticipated that such a market will develop in the future.

The  Partnership  distributed  the  following  amounts  during  the years  ended
December 31, 2003 and 2002 (in thousands, except per unit data):

<TABLE>
<CAPTION>

                                                 Per                          Per
                              Year Ended       Limited       Year Ended     Limited
                             December 31,    Partnership    December 31,  Partnership
                                 2003            Unit           2002          Unit

<S>                               <C>           <C>            <C>            <C>
   Operations                     $50           $  0.26        $   --         $   --
</TABLE>

The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
basis. Future cash distributions will depend on the levels of net cash generated
from  operations,  the  availability of cash reserves and the timing of the debt
maturity,  refinancing,  and/or sale of the property.  There can be no assurance
that the  Partnership  will  generate  sufficient  funds from  operations  after
required  capital  expenditures to permit any  distributions  to its partners in
2004 or subsequent  periods.  See "Item 2.  Description  of Properties - Capital
Improvements" for information  relating to anticipated  capital  expenditures at
the properties.

In addition to its indirect  ownership of the general  partner  interests in the
Partnership,  AIMCO and its affiliates owned 101,012 limited  partnership  units
(the "Units") in the Partnership representing 55.72% of the outstanding Units at
December  31,  2003.  A number of these Units were  acquired  pursuant to tender
offers  made by  AIMCO  or its  affiliates.  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  General  Partner.  As a result  of its  ownership  of 55.72% of the
outstanding  Units,  AIMCO and its  affiliates  are in a position to control all
voting decisions with respect to the  Partnership.  Although the General Partner
owes fiduciary duties to the limited  partners of the  Partnership,  the General
Partner  also  owes  fiduciary  duties  to AIMCO as its sole  stockholder.  As a
result,  the  duties  of  the  General  Partner,  as  general  partner,  to  the
Partnership  and its limited  partners may come into conflict with the duties of
the General Partner to AIMCO, as its sole stockholder.


<PAGE>

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.

Results of Operations

The   Partnership's   net  loss  for  the  year  ended  December  31,  2003  was
approximately  $112,000 compared to net income of approximately  $72,000 for the
corresponding  period in 2002. Net income  decreased for the year ended December
31,  2003 as  compared  to the same  period in 2002 as a result of a decrease in
total revenues and an increase in total expenses.

The  decrease  in  total  revenues  for the  year  ended  December  31,  2003 is
attributable  to a decrease  in rental  revenue and a casualty  gain  recognized
during the year ended  December  31, 2002 (as  discussed  below).  Other  income
remained  fairly  constant for the year ended December 31, 2003.  Rental revenue
decreased  primarily  due to a decrease in occupancy  and average  annual rental
rates at Colony of Springdale Apartments.

The casualty gain in 2002 is related to a fire at the property in August 2001. A
gain of approximately  $43,000 was recognized during the year ended December 31,
2001. An additional gain of approximately $18,000 was recognized during the year
ended December 31, 2002 due to the receipt of additional  insurance  proceeds of
approximately $19,000, net of the write off of additional undepreciated property
improvements and replacements of approximately $1,000.

Total  expenses  increased for the year ended December 31, 2003 due to increases
in operating,  general and  administrative  and depreciation  expenses partially
offset by decreases in property tax and interest  expenses.  Operating  expenses
increased  due  to  increases  in   maintenance,   property,   advertising   and
administrative  expenses  partially  offset  by a  decrease  in  management  fee
expense.  Maintenance  expenses increased primarily due to increases in contract
services  and  snow  removal  expenses  at  the  Partnership's   property.  Also
contributing  to the  increase  in  maintenance  expense  is a  decrease  in the
capitalization  of certain direct and indirect project costs,  primarily payroll
related costs, at the property.  Property expenses increased primarily due to an
increase  in  utility  expenses  partially  offset  by  a  decrease  in  leasing
commissions.  Advertising  expenses  increased  primarily  due to an increase in
advertisements in periodicals.  Administrative  expenses increased primarily due
to an increase in ad valorem tax  services.  Management  fees  decreased  due to
decreased rental revenues at the Partnership's  property.  Depreciation  expense
increased due to property  improvements  and  replacements  completed during the
twelve  month period  ended  December  31, 2003 that are now being  depreciated.
Property tax expense  decreased  due to a decrease in the assessed  value of the
property.  Interest expense decreased due to the declining mortgage principal as
a result of the payment of scheduled mortgage payments.

General and  administrative  expenses  increased for the year ended December 31,
2003  primarily  due to an  increase  in the cost of  services  included  in the
management   reimbursements   to  the  General  Partner  as  allowed  under  the
Partnership Agreement.  Also included in general and administrative  expenses at
December  31,  2003  are  costs   associated   with  the  quarterly  and  annual
communications  with  investors  and  regulatory  agencies  and the annual audit
required by the Partnership Agreement.

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

Liquidity and Capital Resources

At  December  31,  2003,  the  Partnership  had  cash and  cash  equivalents  of
approximately  $243,000 compared to approximately $178,000 at December 31, 2002.
Cash  and  cash   equivalents   increased  by   approximately   $65,000  due  to
approximately $419,000 of cash provided by operating activities partially offset
by  approximately  $136,000 and $218,000 of cash used in investing and financing
activities,  respectively.  Cash  used  in  investing  activities  consisted  of
property  improvements  and  replacements.  Cash  used in  financing  activities
consisted of principal  payments made on the mortgage  indebtedness  encumbering
the  Partnership's  property  and  distributions  to partners.  The  Partnership
invests its working capital reserves in interest bearing accounts.

The  Partnership  had  advances  from an  affiliate  of the  General  Partner of
approximately  $139,000 as of December 31, 2001.  During the year ended December
31, 2002, the Partnership  received additional advances from an affiliate of the
General  Partner of  approximately  $98,000.  During the year ended December 31,
2002,  all the advances were repaid  including  approximately  $5,000 in accrued
interest.  Interest  was  charged  at the  prime  rate plus 2% and  amounted  to
approximately  $4,000 for the year ended December 31, 2002.  There were no loans
from the General  Partner or associated  interest  expense during the year ended
December 31, 2003.

The sufficiency of existing  liquid assets to meet future  liquidity and capital
expenditure   requirements   is  directly   related  to  the  level  of  capital
expenditures required at the property to adequately maintain the physical assets
and other operating needs of the Partnership and to comply with Federal,  state,
and local  legal and  regulatory  requirements.  The  General  Partner  monitors
developments in the area of legal and regulatory  compliance and is studying new
federal laws,  including the  Sarbanes-Oxley Act of 2002. 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,
including   increased  legal  and  audit  fees.  The  Partnership  is  currently
evaluating the capital  improvement needs of the property for the upcoming year.
The minimum  amount to be budgeted  is  expected to be  approximately  $144,000.
Additional  improvements  may be  considered  in 2004  and  will  depend  on the
physical condition of the property as well as anticipated cash flow generated by
the  property.  The  capital  expenditures  will  be  incurred  only  if cash is
available from operations or from Partnership  reserves. To the extent that such
budgeted capital  improvements are completed,  the  Partnership's  distributable
cash flow, if any, may be adversely affected at least in the short term.

The  Partnership's  assets are thought to be sufficient  for any near term needs
(exclusive  of  capital   improvements)   of  the   Partnership.   The  mortgage
indebtedness  encumbering the Partnership's property of approximately $5,026,000
matures in November  2019 at which time the  mortgage is  scheduled  to be fully
amortized.


<PAGE>



The  Partnership  distributed  the  following  amounts  during  the years  ended
December 31, 2003 and 2002 (in thousands, except per unit data):

<TABLE>
<CAPTION>

                                                 Per                          Per
                              Year Ended       Limited       Year Ended     Limited
                             December 31,    Partnership    December 31,  Partnership
                                 2003            Unit           2002          Unit

<S>                               <C>           <C>            <C>            <C>
   Operations                     $50           $  0.26        $   --         $   --
</TABLE>

The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
basis. Future cash distributions will depend on the levels of net cash generated
from  operations,  the  availability of cash reserves and the timing of the debt
maturity,  refinancing  and/or sale of the  property.  There can be no assurance
that the  Partnership  will generate  sufficient  funds from  operations,  after
required  capital  expenditures,  to permit any  distributions  to its  partners
during 2004 or subsequent periods.

Other

In addition to its indirect  ownership of the general  partner  interests in the
Partnership,  AIMCO and its affiliates owned 101,012 limited  partnership  units
(the "Units") in the Partnership representing 55.72% of the outstanding Units at
December  31,  2003.  A number of these Units were  acquired  pursuant to tender
offers  made by  AIMCO  or its  affiliates.  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  General  Partner.  As a result  of its  ownership  of 55.72% of the
outstanding  Units,  AIMCO and its  affiliates  are in a position to control all
voting decisions with respect to the  Partnership.  Although the General Partner
owes fiduciary duties to the limited  partners of the  Partnership,  the General
Partner  also  owes  fiduciary  duties  to AIMCO as its sole  stockholder.  As a
result,  the  duties  of  the  General  Partner,  as  general  partner,  to  the
Partnership  and its limited  partners may come into conflict with the duties of
the General Partner to AIMCO, as its sole stockholder.

Critical Accounting Policies and Estimates

A summary of the Partnership's  significant  accounting  policies is included in
"Note A - Organization and Significant Accounting Policies" which is included in
the consolidated  financial  statements in "Item 7. Financial  Statements".  The
General  Partner  believes that the  consistent  application  of these  policies
enables the  Partnership  to provide  readers of the 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.

Impairment of Long-Lived Assets

The  investment  property is recorded at cost,  less  accumulated  depreciation,
unless  considered  impaired.  If  events  or  circumstances  indicate  that the
carrying  amount of a property may be  impaired,  the  Partnership  will make an
assessment of its  recoverability  by estimating  the  undiscounted  future cash
flows,  excluding  interest  charges,  of the property.  If the carrying  amount
exceeds the aggregate  future cash flows,  the  Partnership  would  recognize an
impairment  loss to the extent the carrying amount exceeds the fair value of the
property.

Real  property  investments  are  subject  to varying  degrees of risk.  Several
factors  may  adversely  affect  the  economic  performance  and  value  of  the
Partnership's  investment  property.  These factors include, but are not limited
to,  changes  in the  national,  regional  and  local  economic  climate;  local
conditions,  such as an oversupply of multifamily  properties;  competition from
other available  multifamily property owners and changes in market rental rates.
Any adverse changes in these factors could cause impairment of the Partnership's
assets.

Revenue Recognition

The Partnership generally leases apartment units for twelve-month terms or less.
Rental income  attributable to leases is recognized monthly as it is earned. The
Partnership  evaluates all accounts receivable from residents and establishes an
allowance, after the application of security deposits, for accounts greater than
30 days past due on current tenants and all receivables due from former tenants.
The Partnership will offer rental concessions during particularly slow months or
in response to heavy  competition from other similar  complexes in the area. Any
concessions  given at the inception of the lease are amortized  over the life of
the lease.


<PAGE>


Item 7.     Financial Statements

CONSOLIDATED CAPITAL PROPERTIES VI

LIST OF FINANCIAL STATEMENTS

      Report of Ernst & Young, LLP, Independent Auditors

      Consolidated Balance Sheet - December 31, 2003

      Consolidated  Statements of  Operations - Years ended  December 31, 2003
      and 2002

      Consolidated  Statements  of Changes in Partners'  (Deficiency)  Capital -
      Years ended December 31, 2003 and 2002

      Consolidated  Statements  of Cash Flows - Years ended  December 31, 2003
      and 2002

      Notes to Consolidated Financial Statements


<PAGE>


              Report of Ernst & Young LLP, Independent Auditors



The Partners
Consolidated Capital Properties VI


We have audited the  accompanying  consolidated  balance  sheet of  Consolidated
Capital  Properties  VI as of December  31, 2003,  and the related  consolidated
statements of operations,  changes in partners'  (deficiency)  capital, and cash
flows for each of the two years in the period ended  December  31,  2003.  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 auditing standards generally accepted
in the 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. An audit includes examining, on a test basis, evidence
supporting  the amounts and  disclosures in the financial  statements.  An audit
also includes assessing the accounting principles used and significant estimates
made  by the  Partnership's  management,  as  well  as  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  Consolidated
Capital Properties VI at December 31, 2003, and the consolidated  results of its
operations  and its cash  flows  for each of the two years in the  period  ended
December 31, 2003, in conformity with accounting  principles  generally accepted
in the United States.


                                                          /s/ERNST & YOUNG LLP


Greenville, South Carolina
February 27, 2004


<PAGE>




                       CONSOLIDATED CAPITAL PROPERTIES VI
                           CONSOLIDATED BALANCE SHEET
                        (in thousands, except unit data)

                                December 31, 2003

<TABLE>
<CAPTION>


Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $ 243
   Receivables and deposits                                                      26
   Other assets                                                                 127
   Investment property (Notes E and F):
      Land                                                     $ 916
      Buildings and personal property                          10,476
                                                               11,392
      Less accumulated depreciation                            (6,125)        5,267

                                                                            $ 5,663
Liabilities and Partners' (Deficiency) Capital
Liabilities
   Accounts payable                                                           $ 79
   Tenant security deposit liabilities                                           98
   Accrued property taxes                                                       124
   Other liabilities                                                             42
   Due to affiliates (Note B)                                                    88
   Mortgage note payable (Note E)                                             5,026

Partners' (Deficiency) Capital
   General partner                                              $ (2)
   Special limited partners                                       (75)
   Limited partners (181,300 units issued and
      outstanding)                                                283           206

                                                                            $ 5,663

        See Accompanying Notes to Consolidated Financial Statements
</TABLE>



<PAGE>


                       CONSOLIDATED CAPITAL PROPERTIES VI
                      CONSOLIDATED STATEMENTS OF OPERATIONS
                      (in thousands, except per unit data)


<TABLE>
<CAPTION>

                                                           Years Ended December 31,
                                                              2003         2002
Revenues:
<S>                                                          <C>          <C>
   Rental income                                             $ 1,674      $ 1,716
   Other income                                                  243          242
   Casualty gain (Note H)                                         --           18
      Total revenues                                           1,917        1,976

Expenses:
   Operating                                                     853          775
   General and administrative                                    194          109
   Depreciation                                                  472          453
   Interest                                                      405          423
   Property taxes                                                105          144
      Total expenses                                           2,029        1,904

Net (loss) income (Note G)                                   $ (112)       $ 72

Net (loss) income allocated to special limited
  partners                                                        --            3
Net (loss) income allocated to limited partners                 (112)          69
                                                             $ (112)       $ 72

Net (loss) income per limited partnership unit               $ (0.62)      $ .38

Distribution per limited partnership unit                    $ 0.26        $ --

        See Accompanying Notes to Consolidated Financial Statements
</TABLE>




<PAGE>


                      CONSOLIDATED CAPITAL PROPERTIES VI
     CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' (DEFICIENCY) CAPITAL
                        (in thousands, except unit data)


<TABLE>
<CAPTION>

                                     Limited                 Special
                                   Partnership   General     Limited    Limited
                                      Units      Partner    Partners    Partners    Total

Original capital
<S>                                  <C>           <C>        <C>       <C>        <C>
   contributions                     181,808       $ 1        $ --      $45,452    $45,453

Partners' (deficiency) capital
   at December 31, 2001              181,300      $ (2)       $ (81)     $ 379      $ 296

Amortization of timing
   difference (Note D)                    --          --           5         (5)        --

Net income for the year
   ended December 31, 2002                --          --           3         69         72

Partners' (deficiency) capital
   at December 31, 2002              181,300          (2)        (73)       443        368

Distributions paid to partners            --          --         (2)        (48)        (50)

Net loss for the year
  ended December 31, 2003                 --          --         --        (112)      (112)

Partners' (deficiency) capital
  at December 31, 2003               181,300      $ (2)       $ (75)     $ 283       $ 206

        See Accompanying Notes to Consolidated Financial Statements
</TABLE>



<PAGE>


                       CONSOLIDATED CAPITAL PROPERTIES VI
                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                                 (in thousands)

<TABLE>
<CAPTION>

                                                              Years Ended December 31,
                                                                   2003         2002
Cash flows from operating activities:
<S>                                                               <C>           <C>
  Net (loss) income                                               $ (112)       $ 72
  Adjustments to reconcile net (loss) income to net
   cash provided by operating activities:
     Depreciation                                                    472          453
     Amortization of loan costs                                        5            6
     Casualty gain                                                    --          (18)
     Change in accounts:
      Receivables and deposits                                        (1)          30
      Other assets                                                   (17)          (1)
      Accounts payable                                                40          (50)
      Tenant security deposit liabilities                             23           12
      Accrued taxes                                                  (11)          13
      Other liabilities                                              (68)          39
      Due to Affiliates                                               88           (1)

        Net cash provided by operating activities                    419          555

Cash flows from investing activities:
  Property improvements and replacements                            (136)        (355)
  Insurance proceeds received                                         --           19

        Net cash used in investing activities                       (136)        (336)

Cash flows from financing activities:
  Payments on mortgage note payable                                 (168)        (142)
  Advances from affiliate                                             --           98
  Payments on advances from affiliate                                 --         (237)
  Distributions paid to partners                                     (50)          --

        Net cash used in financing activities                       (218)        (281)

Net increase (decrease) in cash and cash equivalents                  65          (62)

Cash and cash equivalents at beginning of year                       178          240

Cash and cash equivalents at end of year                          $ 243        $ 178

Supplemental disclosure of cash flow information:
  Cash paid for interest                                          $ 434        $ 418

        See Accompanying Notes to Consolidated Financial Statements
</TABLE>



<PAGE>



                       CONSOLIDATED CAPITAL PROPERTIES VI
                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                                December 31, 2003


Note A - Organization and Summary of Significant Accounting Policies

Organization:   Consolidated   Capital   Properties  VI,  a  California  limited
partnership (the "Partnership" or "Registrant"),  was formed on May 23, 1984, to
acquire and operate commercial and residential  properties.  The general partner
of the Partnership is ConCap  Equities,  Inc. (the "General  Partner" or "CEI").
The General  Partner is a subsidiary  of  Apartment  Investment  and  Management
Company  ("AIMCO"),   a  publicly  traded  real  estate  investment  trust.  The
Partnership  Agreement provides that the Partnership is to terminate on December
31, 2015 unless  terminated  prior to such date.  The  Partnership  operates one
apartment property located in Ohio.

At the  time  of the  Partnership's  formation,  Consolidated  Capital  Equities
Corporation ("CCEC"), a Colorado corporation,  was the corporate general partner
and Consolidated Capital Group II ("CCG"), a California general partnership, was
the non-corporate  general partner.  In 1988,  through a series of transactions,
Southmark  Corporation  ("Southmark")  acquired controlling interest in CCEC. In
December  1988,  CCEC filed for  reorganization  under  Chapter 11 of the United
States  Bankruptcy  Code. In 1990, as part of CCEC's  reorganization  plan,  CEI
acquired  CCEC's general  partner  interests in the  Partnership and in 15 other
affiliated public limited  partnerships (the "Affiliated  Partnerships") and CEI
replaced CCEC as managing general partner in all 16 partnerships.  The selection
of CEI as the sole  managing  general  partner was approved by a majority of the
Limited  Partners in the Partnership and in each of the Affiliated  Partnerships
pursuant to a  solicitation  of the Limited  Partners  dated August 10, 1990. As
part of this  solicitation,  the Limited  Partners also approved an amendment to
the Partnership Agreement to limit changes of control of the Partnership.

Consolidation:  The Partnership's  financial  statements include the accounts of
Colony of Springdale  Associates,  Ltd.,  which holds fee title to the Colony of
Springdale  Apartments.  The  results  of its  operations  are  included  in the
Partnership's    consolidated   financial   statements.   All   interpartnership
transactions have been eliminated.

Uses of Estimates:  The  preparation of 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.

Investment  Property:  Investment property consists of one apartment complex and
is stated at cost.  Acquisition  fees are  capitalized as a cost of real estate.
Expenditures  in excess of $250 that  maintain  an  existing  asset  which has a
useful  life of more  than one  year  are  capitalized  as  capital  replacement
expenditures  and  depreciated  over the  estimated  useful  life of the  asset.
Expenditures for ordinary repairs,  maintenance and apartment turnover costs are
expensed as incurred.

In accordance with Statement of Financial Accounting Standards ("SFAS") No. 144,
"Accounting  for  the  Impairment  or  Disposal  of  Long-Lived   Assets",   the
Partnership  records  impairment  losses on long-lived assets used in operations
when events and circumstances indicate that the assets might be impaired and the
undiscounted  cash flows estimated to be generated by those assets are less than
the carrying  amounts of those assets.  Costs of apartment  properties that have
been  permanently  impaired  have  been  written  down to  appraised  value.  No
adjustments  for  impairment of value were recorded in the years ended  December
31, 2003 or 2002.

Depreciation:  Depreciation  is  provided by the  straight-line  method over the
estimated lives of the apartment  property and related  personal  property.  For
Federal income tax purposes,  the  accelerated  cost recovery method is used for
real property over 18 years for additions after March 15, 1984 and before May 9,
1985, and 19 years for additions  after May 8, 1985, and before January 1, 1987.
As a result of the Tax Reform Act of 1986,  for  additions  after  December  31,
1986, the modified  accelerated cost recovery method is used for depreciation of
(1) real property over 27 1/2 years and (2) personal  property  additions over 5
years.

Cash and Cash Equivalents: Cash and cash equivalents include cash on hand and in
banks.  At certain times,  the amount of cash deposited at a bank may exceed the
limit on insured  deposits.  Cash  balances  include  approximately  $238,000 at
December 31, 2003 that are  maintained  by an affiliated  management  company on
behalf of affiliated entities in cash concentration accounts.

Loan Costs: Loan costs of approximately  $121,000 less accumulated  amortization
of approximately $25,000 are included in other assets and are being amortized by
the  straight-line  method  over the life of the loan.  Amortization  expense of
approximately  $5,000 and $6,000 is included in interest expense at December 31,
2003  and  2002,   respectively.   Amortization   expense  is   expected  to  be
approximately $6,000 for each of the years 2004 through 2008.

Tenant  Security  Deposits:  The  Partnership  requires  security  deposits from
lessees for the duration of the lease.  Deposits  are  refunded  when the tenant
vacates,  provided  the tenant has not  damaged  its space and is current on its
rental payments.

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,
whether or not recognized in the balance  sheet,  for which it is practicable to
estimate  fair  value.  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  (except for long term
debt)  approximates  their fair value due to the short  term  maturity  of these
instruments.  The  fair  value  of  the  Partnership's  long  term  debt  at the
Partnership's incremental borrowing rate is approximately $5,610,000.

Leases: The Partnership  generally leases apartment units for twelve-month terms
or less.  Rental income  attributable  to leases is recognized  monthly as it is
earned.  The  Partnership  evaluates all accounts  receivable from residents and
establishes  an  allowance,  after the  application  of security  deposits,  for
accounts  greater than 30 days past due on current  tenants and all  receivables
due from former tenants.  The Partnership will offer rental  concessions  during
particularly  slow months or in response to heavy competition from other similar
complexes in the area. Any  concessions  given at the inception of the lease are
amortized over the life of the lease.

Allocation  of  Profits,  Gains and  Losses:  Profits,  gains and  losses of the
Partnership  are allocated  between  general and limited  partners in accordance
with the provisions of the Partnership Agreement.

The Partnership Agreement,  as amended, and as described more fully in "Note D",
provides net income and losses to be allocated to the general  partner,  special
limited partners and limited partners at 0.2%, 3.8% and 96%, respectively. At no
time shall net losses be  allocated  to the  special  limited  partners  if such
allocation  would make the capital balance  negative or make a negative  balance
larger.  In the  event  that a loss  is not  allocated  to the  special  limited
partners,  it is allocated to the limited  partners.  In the year ended December
31, 2003 the partnership recognized a net loss and the special limited partners'
capital  balance  was  negative,  so the net losses were  allocated  0.2% to the
general  partner and 99.8% to the limited  partners.  In the year ended December
31,  2002 the  Partnership  recognized  net income  which was  allocated  to the
general partner, special limited partners and limited partners at 0.2%, 3.8% and
96%, respectively.

Segment Reporting: 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.  It 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.

Advertising Costs: The Partnership expenses the cost of advertising as incurred.
Advertising costs of approximately  $50,000 in 2003 and approximately $35,000 in
2002 were charged to expense as incurred and are included in operating expenses.


<PAGE>



Note B - Related Party Transactions

The Partnership has no employees and is dependent on the General Partner and its
affiliates for the management and administration of all Partnership  activities.
The Partnership  Agreement  provides for payments to affiliates for services and
the  reimbursement of certain  expenses  incurred by affiliates on behalf of the
Partnership.

Affiliates of the General  Partner are entitled to receive 5% of gross  receipts
from  the  Partnership's   property  as  compensation  for  providing   property
management  services.  The  Partnership  paid to such  affiliates  approximately
$96,000  and  $115,000  for  the  years  ended   December  31,  2003  and  2002,
respectively, which is included in operating expenses.

An  affiliate  of  the  General  Partner  earned  reimbursement  of  accountable
administrative  expenses amounting to approximately $136,000 and $73,000 for the
years  ended  December  31,  2003 and 2002,  respectively,  which is included in
investment property and general and administrative  expenses. For the year ended
December 31, 2003 the first three  quarters were based on estimated  amounts and
in the fourth quarter of 2003, the reimbursements of accountable  administrative
expenses  were  adjusted  based on actual costs (see "Note C").  Included in the
amount  for the years  ended  December  31,  2003 and 2002 are fees  related  to
construction management services provided by an affiliate of the General Partner
of approximately $4,000 and $28,000,  respectively.  The construction management
service fees are  calculated  based on a percentage of current year additions to
the investment property.  Approximately  $88,000 of the fees remain unpaid as of
December 31, 2003 and are included in due to affiliates.

The Partnership Agreement also provides for a special management fee equal to 9%
of the total  distributions  made from operations to the Limited  Partners to be
paid  to  the  General  Partner  for  executive  and  administration  management
services.  The General Partner earned approximately $4,000 during the year ended
December 31, 2003 which is included in general and administrative  expenses.  No
such fee was earned in 2002 as there were no operating distributions.

The  Partnership  had  advances  from an  affiliate  of the  General  Partner of
approximately  $139,000 as of December 31, 2001.  During the year ended December
31, 2002, the Partnership  received additional advances from an affiliate of the
General  Partner of  approximately  $98,000.  During the year ended December 31,
2002,  all the advances were repaid  including  approximately  $5,000 in accrued
interest.  Interest  was  charged  at the  prime  rate plus 2% and  amounted  to
approximately  $4,000 for the year ended December 31, 2002.  There were no loans
from the General  Partner or associated  interest  expense during the year ended
December 31, 2003.

The  Partnership  insures its  property up to certain  limits  through  coverage
provided by AIMCO which is  generally  self-insured  for a portion of losses and
liabilities  related to workers  compensation,  property  casualty  and  vehicle
liability.  The Partnership  insures its property above the AIMCO limits through
insurance policies obtained by AIMCO from insurers unaffiliated with the General
Partner.  During the years ended December 31, 2003 and 2002, the Partnership was
charged  by  AIMCO  and  its  affiliates   approximately  $21,000  and  $25,000,
respectively,  for  insurance  coverage and fees  associated  with policy claims
administration.

In addition to its indirect  ownership of the general  partner  interests in the
Partnership,  AIMCO and its affiliates owned 101,012 limited  partnership  units
(the "Units") in the Partnership representing 55.72% of the outstanding Units at
December  31,  2003.  A number of these Units were  acquired  pursuant to tender
offers  made by  AIMCO  or its  affiliates.  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  General  Partner.  As a result  of its  ownership  of 55.72% of the
outstanding  Units,  AIMCO and its  affiliates  are in a position to control all
voting decisions with respect to the  Partnership.  Although the General Partner
owes fiduciary duties to the limited  partners of the  Partnership,  the General
Partner  also  owes  fiduciary  duties  to AIMCO as its sole  stockholder.  As a
result,  the  duties  of  the  General  Partner,  as  general  partner,  to  the
Partnership  and its limited  partners may come into conflict with the duties of
the General Partner to AIMCO, as its sole stockholder.

Note C - Fourth Quarter Adjustment

The Partnership's  policy is to record management  reimbursements to the General
Partner as allowed under the Partnership  Agreement on a quarterly basis,  using
estimated  financial  information  furnished  by an  affiliate  of  the  General
Partner.  For  the  first  three  quarters  of  2003,  these  reimbursements  of
accountable  administrative expenses were based on estimated amounts. During the
fourth  quarter of 2003,  the  Partnership  recorded an adjustment to management
reimbursements  to  the  General  Partner  of  approximately  $88,000  due  to a
difference  in the  estimated  costs and the actual costs  incurred.  The actual
management reimbursements to the General Partner for the year ended December 31,
2003 were  approximately  $130,000,  as  compared  to the  estimated  management
reimbursements  to the General  Partner for the nine months ended  September 30,
2003 of approximately $32,000.

Note D - Change in Status of Non-Corporate General Partner

During the year ended December 31, 1991, the  Partnership  Agreement was amended
to convert the  general  partner  interests  held by the  non-corporate  general
partner,  Consolidated  Capital  Group II  ("CCG"),  to that of special  limited
partners ("Special Limited Partners").  The Special Limited Partners do not have
a vote and do not have any of the other rights of a Limited  Partner  except the
right to inspect  the  Partnership's  books and  records;  however,  the Special
Limited Partners  retained the economic  interest in the Partnership  which they
previously owned as a general partner.

ConCap Equities, Inc. ("CEI") became the sole general partner of the Partnership
effective  December 31, 1991. In  connection  with CCG's  conversion,  a special
allocation of gross income was made to the Special Limited  Partners in order to
eliminate their tax basis negative capital accounts.

After the conversion,  the various Special Limited Partners transferred portions
of their  interests to CEI so that CEI now holds a .2% interest in all allocable
items of income,  loss and  distribution.  The  difference  between  the Special
Limited  Partner's  capital  accounts for financial  statement and tax reporting
purposes  was  amortized  to  the  Limited  Partners'  capital  accounts  as the
components of the timing  differences  which created the balance  reversed.  The
difference became fully amortized during the year ended December 31, 2002.

Note E - Mortgage Note Payable

The principal terms of the mortgage note payable are as follows:

<TABLE>
<CAPTION>

                          Principal    Monthly                           Principal
                         Balance At    Payment     Stated                 Balance
                        December 31,  Including   Interest  Maturity       Due At
       Property             2003       Interest     Rate      Date        Maturity
                             (in thousands)
Colony of Springdale
<S>                        <C>           <C>       <C>       <C>            <C>
  1st mortgage             $5,026        $ 46      7.79%     11/2019        $ --
</TABLE>

The mortgage note payable is non-recourse and secured by pledge of the apartment
property and by pledge of revenues from the apartment  property.  The note has a
prepayment  penalty  requirement  if  repaid  prior to  maturity.  Further,  the
property may not be sold subject to existing indebtedness.

Scheduled principal payments of the mortgage note payable subsequent to December
31, 2003 are as follows (in thousands):

                             2004                $ 153
                             2005                   180
                             2006                   195
                             2007                   210
                             2008                   227
                          Thereafter              4,061
                             Total               $5,026

Note F - Investment Property and Accumulated Depreciation

                                               Initial Cost
                                              To Partnership
                                              (in thousands)
                                                     Buildings          Cost
                                                    and Related     Capitalized
                                                      Personal     Subsequent to
      Description         Encumbrance      Land       Property      Acquisition
                         (in thousands)                           (in thousands)
Colony of Springdale
  Springdale, Ohio           $5,026        $ 909       $8,358          $2,125


                          Gross Amount At Which Carried
                              At December 31, 2003
                                 (in thousands)

<TABLE>
<CAPTION>

                                   Buildings
                                  And Related
                                   Personal             Accumulated     Date    Depreciable
      Description         Land     Property    Total    Depreciation  Acquired   Life-Years
                                                       (in thousands)
Colony of Springdale
<S>                      <C>       <C>        <C>         <C>          <C>  <C>     <C>
  Springdale, Ohio       $ 916     $10,476    $11,392     $ 6,125      2/20/87      5-30
</TABLE>

Reconciliation of "Investment Property and Accumulated Depreciation"

                                                Years Ended December 31,
                                                  2003            2002
                                                     (in thousands)
Investment Property
Balance at beginning of year                    $11,256          $10,904
  Property improvements                             136              355
  Disposals of property                              --               (3)
Balance at end of year                          $11,392          $11,256

Accumulated Depreciation
Balance at beginning of year                    $ 5,653          $ 5,202
  Additions charged to expense                      472              453
  Disposals of property                              --               (2)
Balance at end of year                          $ 6,125          $ 5,653

The aggregate cost of the investment property for Federal income tax purposes at
December  31,  2003 and 2002,  is  approximately  $10,523,000  and  $10,376,000,
respectively. The accumulated depreciation taken for Federal income tax purposes
at December  31, 2003 and 2002,  is  approximately  $5,891,000  and  $5,439,000,
respectively.

Note G - Income Taxes

Taxable income or loss of the  Partnership is reported in the income tax returns
of its  partners.  Accordingly,  no  provision  for income  taxes is made in the
consolidated financial statements of the Partnership.

The  following is a  reconciliation  of reported  net (loss)  income and Federal
taxable (loss) income (in thousands, except per unit data):

                                                     2003          2002
Net (loss) income as reported                       $ (112)        $ 72
Add (deduct):
   Depreciation differences                             20             1
   Unearned income                                       4            23
   Other                                               103             1
   Accruals and prepaids                                (6)           (5)
Federal taxable (loss) income                        $ 9           $ 92
Federal taxable (loss) income per limited
   partnership unit                                 $ .05          $ .50

The following is a reconciliation between the Partnership's reported amounts and
Federal tax basis of net assets and liabilities (in thousands):

Net assets as reported                          $ 206
Land and buildings                                (869)
Accumulated depreciation                           234
Syndication costs                                4,989
Other                                              423

      Net assets - Federal tax basis            $4,983

Note H - Casualty Event

The casualty gain in 2002 is related to a fire at the property in August 2001. A
gain of approximately  $43,000 was recognized during the year ended December 31,
2001. An additional gain of approximately $18,000 was recognized during the year
ended December 31, 2002 due to the receipt of additional  insurance  proceeds of
approximately $19,000, net of the write off of additional undepreciated property
improvements and replacements of approximately $1,000.

Subsequent  to December  31, 2003,  a casualty  occurred  related to a pipe bomb
explosion at the property.  The cost of repairs is expected to be  approximately
$15,000.

Note I - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the Partnership,  its General Partner and several of
their affiliated  partnerships and corporate  entities.  The action purported to
assert  claims on behalf of a class of  limited  partners  and  derivatively  on
behalf of a number of limited partnerships  (including the Partnership) that are
named as nominal defendants, challenging, among other things, the acquisition of
interests in certain General Partner entities by Insignia  Financial Group, Inc.
("Insignia") and entities that were, at one time,  affiliates of Insignia;  past
tender offers by the Insignia  affiliates to acquire limited  partnership units;
management of the  partnerships  by the Insignia  affiliates;  and the series of
transactions  which  closed on October 1, 1998 and  February  26,  1999  whereby
Insignia and Insignia  Properties Trust,  respectively,  were merged into AIMCO.
The plaintiffs sought monetary damages and equitable relief,  including judicial
dissolution of the Partnership. In addition, during the third quarter of 2001, a
complaint (the "Heller  action") was filed against the same  defendants that are
named in the Nuanes action,  captioned Heller v. Insignia Financial Group. On or
about August 6, 2001,  plaintiffs  filed a first amended  complaint.  The Heller
action was brought as a purported  derivative  action,  and asserted claims for,
among other things,  breach of fiduciary duty, unfair  competition,  conversion,
unjust enrichment, and judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of settlement) and up to $1 million toward the cost of
independent  appraisals of the  Partnerships'  properties  by a Court  appointed
appraiser.  An affiliate of the General Partner has also agreed to make at least
one round of tender offers to purchase all of the  partnership  interests in the
Partnerships within one year of final approval, if it is granted, and to provide
partners  with the  independent  appraisals  at the time of these  tenders.  The
proposed  settlement  also provided for the  limitation  of the allowable  costs
which the General  Partner or its  affiliates  will charge the  Partnerships  in
connection with this litigation and imposes limits on the class counsel fees and
costs in this litigation.  On April 11, 2003,  notice was distributed to limited
partners providing the details of the proposed settlement.

On June 13, 2003, the Court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
("Objector")  filed an  appeal  seeking  to  vacate  and/or  reverse  the  order
approving the settlement and entering  judgment  thereto.  On November 24, 2003,
the Objector filed an  application  requesting the Court order AIMCO to withdraw
settlement  tender offers it had  commenced,  refrain from making further offers
pending the appeal and auction any units tendered to third  parties,  contending
that the offers did not conform  with the terms of the  Settlement.  Counsel for
the Objector (on behalf of another  investor)  had  alternatively  requested the
Court take certain  action  purportedly  to enforce the terms of the  settlement
agreement.  On December 18, 2003,  the Court heard oral  argument on the motions
and denied them both in their entirety.  On January 28, 2004, Objector filed his
opening brief in his pending appeal. The General Partner is currently  scheduled
to file a brief in  support  of the  order  approving  settlement  and  entering
judgment thereto by April 23, 2004.

On August 8, 2003 AIMCO  Properties  L.P., an affiliate of the General  Partner,
was served with a Complaint in the United  States  District  Court,  District of
Columbia alleging that AIMCO Properties L.P.  willfully  violated the Fair Labor
Standards  Act (FLSA) by failing to pay  maintenance  workers  overtime  for all
hours  worked  in  excess  of forty  per  week.  The  Complaint  is  styled as a
Collective  Action  under  the FLSA and seeks to  certify  state  subclasses  in
California, Maryland, and the District of Columbia. Specifically, the plaintiffs
contend that AIMCO Properties L.P. failed to compensate  maintenance workers for
time  that they were  required  to be  "on-call".  Additionally,  the  Complaint
alleges AIMCO  Properties  L.P.  failed to comply with the FLSA in  compensating
maintenance  workers  for time that they  worked in  responding  to a call while
"on-call".  The  Complaint  also  attempts  to certify a subclass  for  salaried
service  directors who are challenging  their  classification as exempt from the
overtime  provisions of the FLSA.  AIMCO  Properties L.P. has filed an answer to
the  Complaint  denying the  substantive  allegations.  Discovery  is  currently
underway.

The  General  Partner  does not  anticipate  that any costs to the  Partnership,
whether legal or settlement costs,  associated with these cases will be material
to the Partnership's overall operations.

The  Partnership  is unaware  of any other  pending  or  outstanding  litigation
matters  involving  it or its  investment  properties  that are not of a routine
nature arising in the ordinary course of business.


<PAGE>




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 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 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 2003 that have materially  affected,  or are reasonably likely
to  materially  affect,  the  Partnership's   internal  control  over  financial
reporting.


<PAGE>


                                    PART III

Item 9.     Directors,  Executive  Officers,  Promoters  and Control  Persons;
            Compliance with Section 16(a) of the Exchange Act

Consolidated  Capital  Properties VI (the "Partnership" or the "Registrant") has
no officers or directors. ConCap Equities, Inc. (the "General Partner" or "CEI")
manages  and  controls  the  Partnership  and  has  general  responsibility  and
authority in all matters affecting its business.

The name of the directors and officers of the General Partner, their age and the
nature of all  positions  with CEI  presently  held by them are set forth below.
There are no family relationships between or among any officers or directors.

Peter K. Kompaniez               59   Director
Martha L. Long                   44   Director and Senior Vice President
Harry G. Alcock                  41   Executive Vice President
Miles Cortez                     60   Executive Vice President, General Counsel
                                      and Secretary
Patti K. Fielding                40   Executive Vice President
Paul J. McAuliffe                47   Executive Vice President and Chief
                                      Financial Officer
Thomas M. Herzog                 41   Senior Vice President and Chief Accounting
                                     Officer

Peter K.  Kompaniez  has been Director of the General  Partner since  February
2004.  Mr.  Kompaniez  has been Vice  Chairman  of the Board of  Directors  of
AIMCO since July 1994 and was appointed  President in July 1997. Mr. Kompaniez
has also served as Chief Operating  Officer of NHP  Incorporated  after it was
acquired by AIMCO in December 1997.  Effective  April 1, 2004,  Mr.  Kompaniez
resigned as President of AIMCO.  Mr.  Kompaniez  will  continue in his role as
Director of the General  Partner and Vice  Chairman of AIMCO's  Board and will
serve  AIMCO on a variety of special  and  ongoing  projects  in an  operating
role.

Martha L. Long has been a Director  and Senior  Vice  President  of the  General
Partner since February 2004. Ms. Long has been with AIMCO since October 1998 and
has served in various  capacities.  From 1998 to 2001, Ms. Long served as Senior
Vice President and Controller of AIMCO and the General Partner.  During 2002 and
2003,  Ms. Long served as Senior Vice  President of Continuous  Improvement  for
AIMCO.

Harry G. Alcock was appointed Executive Vice President of the General Partner in
February 2004 and has been Executive Vice President and Chief Investment Officer
of AIMCO since October  1999.  Prior to October 1999 Mr. Alcock served as a Vice
President  of AIMCO  from July 1996 to October  1997,  when he was  promoted  to
Senior Vice  President-Acquisitions  where he served  until  October  1999.  Mr.
Alcock has had responsibility for acquisition and financing  activities of AIMCO
since July 1994.

Miles  Cortez was  appointed  Executive  Vice  President,  General  Counsel  and
Secretary of the General  Partner in February  2004 and of AIMCO in August 2001.
Prior to joining  AIMCO,  Mr. Cortez was the senior  partner of Cortez  Macaulay
Bernhardt  &  Schuetze  LLC,  a Denver  law firm,  from  December  1997  through
September 2001.

Patti K. Fielding was appointed  Executive  Vice President - Securities and Debt
of the General  Partner in  February  2004 and of AIMCO in  February  2003.  Ms.
Fielding  previously  served as Senior Vice  President - Securities  and Debt of
AIMCO from  January  2000 to February  2003.  Ms.  Fielding is  responsible  for
securities and debt financing and the treasury  department.  Ms. Fielding joined
AIMCO in February 1997 and served as Vice  President - Tenders,  Securities  and
Debt until January 2000.

Paul J. McAuliffe has been Executive Vice President and Chief Financial  Officer
of the General  Partner since April 2002. Mr.  McAuliffe has served as Executive
Vice  President of AIMCO since February 1999 and was appointed  Chief  Financial
Officer  of AIMCO in October  1999.  From May 1996  until he joined  AIMCO,  Mr.
McAuliffe was Senior Managing Director of Secured Capital Corp.

Thomas M.  Herzog was  appointed  Senior  Vice  President  and Chief  Accounting
Officer of the General  Partner in February  2004 and of AIMCO in January  2004.
Prior to  joining  AIMCO in January  2004,  Mr.  Herzog  was at GE Real  Estate,
serving  as Chief  Accounting  Officer & Global  Controller  from  April 2002 to
January 2004 and as Chief Technical Advisor from March 2000 to April 2002. Prior
to joining GE Real  Estate,  Mr.  Herzog was at  Deloitte & Touche LLP from 1990
until 2000, including a two-year assignment in the real estate national office.

One or more of the above persons are also directors and/or officers of a general
partner (or general partner of a general partner) of limited  partnerships which
either have a class of  securities  registered  pursuant to Section 12(g) of the
Securities Exchange Act of 1934, or are subject to the reporting requirements of
Section  15(d) of such Act.  Further,  one or more of the above persons are also
directors and/or officers of Apartment Investment and Management Company and the
general  partner  of  AIMCO  Properties,  L.P.,  entities  that  have a class of
securities  registered  pursuant to Section 12(g) of the Securities Exchange Act
of 1934, or are subject to the reporting  requirements of Section 15 (d) of such
Act.

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

The  directors  and  officers of the 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

Neither the  directors  nor the  officers of the General  Partner  received  any
remuneration from the Partnership.

Item 11.    Security Ownership of Certain Beneficial Owners and Management

Except as provided below, as of December 31, 2003, no person was known to CEI to
own of  record  or  beneficially  more  than  five  percent  of the Units of the
Partnership.

Entity                                       Number            Percent
                                            of Units          of Total

AIMCO IPLP, LP                               42,480            23.43%
   (an affiliate of AIMCO)
AIMCO Properties, LP                         58,532            32.29%
   (an affiliate of AIMCO)

AIMCO IPLP, L.P is indirectly ultimately owned by AIMCO. Its business address is
55 Beattie Place, Greenville, SC 29602.

AIMCO  Properties,  L.P. is indirectly  ultimately  controlled  by AIMCO.  Its
business address is 4582 S. Ulster St. Parkway,  Suite 1100, Denver,  Colorado
80237.

No director or officer of the General Partner owns any Units.

As of December  31,  2003,  the  following  persons  were known to CEI to be the
beneficial owners of more than five percent (5%) of its common stock:

                                         Number of            Percent
     Name and Address                    CEI Shares           Of Total
     Insignia Properties Trust            100,000               100%
     55 Beattie Place
     Greenville, SC  29602

Insignia Properties Trust is an affiliate of AIMCO.

Item 12.    Certain Relationships and Related Transactions

The Partnership has no employees and is dependent on the General Partner and its
affiliates for the management and administration of all Partnership  activities.
The Partnership  Agreement  provides for payments to affiliates for services and
the  reimbursement of certain  expenses  incurred by affiliates on behalf of the
Partnership.

Affiliates of the General  Partner are entitled to receive 5% of gross  receipts
from  the  Partnership's   property  as  compensation  for  providing   property
management  services.  The  Partnership  paid to such  affiliates  approximately
$96,000  and  $115,000  for  the  years  ended   December  31,  2003  and  2002,
respectively, which is included in operating expenses.

An  affiliate  of  the  General  Partner  earned  reimbursement  of  accountable
administrative  expenses amounting to approximately $136,000 and $73,000 for the
years  ended  December  31,  2003 and 2002,  respectively,  which is included in
investment property and general and administrative  expenses. For the year ended
December 31, 2003 the first three  quarters were based on estimated  amounts and
in the fourth quarter of 2003, the reimbursements of accountable  administrative
expenses were adjusted based on actual costs (see "Item 7. Financial  Statements
- Note C").  Included  in the amount for the years ended  December  31, 2003 and
2002 are  fees  related  to  construction  management  services  provided  by an
affiliate  of  the  General  Partner  of   approximately   $4,000  and  $28,000,
respectively. The construction management service fees are calculated based on a
percentage of current year additions to the investment  property.  Approximately
$88,000 of the fees remain  unpaid as of December  31, 2003 and are  included in
due to affiliates.

The Partnership Agreement also provides for a special management fee equal to 9%
of the total  distributions  made from operations to the Limited  Partners to be
paid  to  the  General  Partner  for  executive  and  administration  management
services.  The General Partner earned approximately $4,000 during the year ended
December 31, 2003 which is included in general and administrative  expenses.  No
such fee was earned in 2002 as there were no operating distributions.

The  Partnership  had  advances  from an  affiliate  of the  General  Partner of
approximately  $139,000 as of December 31, 2001.  During the year ended December
31, 2002, the Partnership  received additional advances from an affiliate of the
General  Partner of  approximately  $98,000.  During the year ended December 31,
2002,  all the advances were repaid  including  approximately  $5,000 in accrued
interest.  Interest  was  charged  at the  prime  rate plus 2% and  amounted  to
approximately  $4,000 for the year ended December 31, 2002.  There were no loans
from the General  Partner or associated  interest  expense during the year ended
December 31, 2003.

The  Partnership  insures its  property up to certain  limits  through  coverage
provided by AIMCO which is  generally  self-insured  for a portion of losses and
liabilities  related to workers  compensation,  property  casualty  and  vehicle
liability.  The Partnership  insures its property above the AIMCO limits through
insurance policies obtained by AIMCO from insurers unaffiliated with the General
Partner.  During the years ended December 31, 2003 and 2002, the Partnership was
charged  by  AIMCO  and  its  affiliates   approximately  $21,000  and  $25,000,
respectively,  for  insurance  coverage and fees  associated  with policy claims
administration.

In addition to its indirect  ownership of the general  partner  interests in the
Partnership,  AIMCO and its affiliates owned 101,012 limited  partnership  units
(the "Units") in the Partnership representing 55.72% of the outstanding Units at
December  31,  2003.  A number of these Units were  acquired  pursuant to tender
offers  made by  AIMCO  or its  affiliates.  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  General  Partner.  As a result  of its  ownership  of 55.72% of the
outstanding  Units,  AIMCO and its  affiliates  are in a position to control all
voting decisions with respect to the  Partnership.  Although the General Partner
owes fiduciary duties to the limited  partners of the  Partnership,  the General
Partner  also  owes  fiduciary  duties  to AIMCO as its sole  stockholder.  As a
result,  the  duties  of  the  General  Partner,  as  general  partner,  to  the
Partnership  and its limited  partners may come into conflict with the duties of
the General Partner to AIMCO, as its sole stockholder.

Conversion of Non-Corporate General Partner; Special Allocation

In the year ended  December 31, 1991, the  Partnership  Agreement was amended to
convert the general partner interest held by the non-corporate  general partner,
CCG, to that of a special  limited  partner  ("Special  Limited  Partner").  The
Special  Limited Partner does not have a vote and does not have any of the other
rights of a Limited Partner except the right to inspect the Partnership's  books
and  records;  however,  the Special  Limited  Partner  will retain the economic
interest in the Partnership  which it previously owned as general  partner.  CEI
became the sole general partner of the Partnership  effective as of December 31,
1991. In connection with CCG's conversion,  a special allocation of gross income
was made to the  Special  Limited  Partner in order to  eliminate  its tax basis
negative capital account.

After the  conversion,  the various  owners of interests in the Special  Limited
Partner  transferred  portions of their interests to CEI so that CEI now holds a
..2%  interest  in all  allocable  items of income,  loss and  distribution.  The
difference  between the Special Limited Partners' capital accounts for financial
statement  and tax  reporting  purposes was  amortized to the Limited  Partners'
capital  account as the components of the timing  differences  which created the
balance  reversed.  The difference  became fully amortized during the year ended
December 31, 2002.


<PAGE>



Item 13.    Exhibits, Financial Statements, Schedules and Reports on Form 8-K

      (a)   Exhibits:

            See attached Exhibit Index

      (b) Reports on Form 8-K filed during the fourth quarter of 2003:

            None.


<PAGE>



Item 14.    Principal Accounting Fees and Services

The General Partner has reappointed Ernst & Young LLP as independent auditors to
audit the financial statements of the Partnership for 2004.

Audit  Fees.  The  Partnership   paid  to  Ernst  &  Young  LLP  audit  fees  of
approximately $36,000 and $35,000 for 2003 and 2002, respectively.

Tax Fees.  The  Partnership  paid to Ernst & Young LLP fees for tax services for
2003 and 2002 of approximately $7,000 and $14,000, respectively.


<PAGE>


                                   SIGNATURES



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



                                    CONSOLIDATED CAPITAL PROPERTIES VI


                                    By:   CONCAP EQUITIES, INC.
                                          General Partner


                                    By:   /s/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President


                                    By:   /s/Thomas M. Herzog
                                          Thomas M. Herzog
                                          Senior Vice President
                                          and Chief Accounting Officer


                                    Date: March 29, 2004


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 on the date indicated.

/s/Peter K. Kompaniez         Director                      Date: March 29, 2004
Peter K. Kompaniez


/s/Martha L. Long             Director and Senior Vice      Date: March 29, 2004
Martha L. Long                President


/s/Thomas M. Herzog           Senior Vice President         Date: March 29, 2004
Thomas M. Herzog              and Chief Accounting Officer


<PAGE>


                       CONSOLIDATED CAPITAL PROPERTIES VI
                                  EXHIBIT INDEX



Exhibit Number    Description of Exhibit

       2.1        Agreement and Plan of Merger,  dated as of October 1, 1998, by
                  and between AIMCO and IPT incorporated by reference to Exhibit
                  2.1 filed  with the  Registrant's  Current  Report on Form 8-K
                  dated October 1, 1998.

      3.1         Certificate of Limited Partnership,  incorporated by reference
                  to the Registration  Statement of Registrant filed October 22,
                  1984, as amended to date.

      3.2         Agreement of Limited Partnership, incorporated by reference to
                  the  Registration  Statement of  Registrant  filed October 22,
                  1984, as amended to date.

      10.1        Bill of Sale and  Assignment  dated  October 23, 1990,  by and
                  between  CCEC and ConCap  Services  Company  (Incorporated  by
                  reference to the Quarterly Report on Form 10-Q for the quarter
                  ended September 30, 1990).

      10.2        Assignment and Assumption Agreement dated October 23, 1990, by
                  and between the CCEC and ConCap Management Limited Partnership
                  ("CCMLP")  (Incorporated  by reference to the Quarterly Report
                  on Form 10-Q for the quarter ended September 30, 1990).

      10.3        Property Management  Agreement No. 119 dated April 9, 1991, by
                  and   between   Colony   Springdale   Associates   and  CCMLP.
                  (Incorporated  by reference to the Annual  Report on Form 10-K
                  for the year ended December 31, 1991).

      10.4        Assignment  and  Agreement as to Certain  Property  Management
                  Services  dated April 9, 1991, by and between CCMLP and ConCap
                  Capital  Company.  (Incorporated  by  reference  to the Annual
                  Report on Form 10-K for the year ended December 31, 1991).

      10.5        Investor  Services  Agreement  dated  October 23, 1990, by and
                  between the Partnership and  CCEC(Incorporated by reference to
                  the  Quarterly  Report  on Form  10-Q  for the  quarter  ended
                  September 30, 1990).

      10.6        Assignment  and  Assumption   Agreement   (Investor   Services
                  Agreement)  dated  October 23,  1990,  by and between CCEC and
                  ConCap  Services  Company  (Incorporated  by  reference to the
                  Annual  Report on Form 10-K for the year  ended  December  31,
                  1990).

      10.7        Letter of Notice dated  December 20,  1991,  from  Partnership
                  Services, Inc. ("PSI") to the Partnership regarding the change
                  in  ownership  and  dissolution  of  ConCap  Services  Company
                  whereby   PSI  assumed  the   Investor   Services   Agreement.
                  (Incorporated  by reference to the Annual  Report on Form 10-K
                  for the year ended December 31, 1991).


<PAGE>



      10.8        Financial  Services  Agreement  dated October 23, 1990, by and
                  between the Partnership and CCEC (Incorporated by reference to
                  the  Quarterly  Report  on Form  10-Q  for the  quarter  ended
                  September 30, 1990).

      10.9        Assignment  and  Assumption   Agreement   (Financial  Services
                  Agreement)  dated  October 23,  1990,  by and between CCEC and
                  ConCap  Capital  Company  (Incorporated  by  reference  to the
                  Quarterly  Report on Form 10-Q for the quarter ended September
                  30, 1990).

      10.10       Letter of Notice  dated  December  20,  1991,  from PSI to the
                  Partnership  regarding the change in ownership and dissolution
                  of ConCap  Capital  Company  whereby PSI assumed the Financial
                  Services  Agreement.  (Incorporated by reference to the Annual
                  Report on Form 10-K for the year ended December 31, 1991).

      10.11       Property  Management  Agreement No. 421 dated May 13, 1993, by
                  and between the  Partnership  and  Coventry  Properties,  Inc.
                  (Incorporated  by  reference to the  Quarterly  Report on Form
                  10-Q for the quarter ended September 30, 1993).

      10.12       Assignment and  Assumption  Agreement  (Property  Management
                  Agreement  No.  421)  dated  May 13,  1993,  by and  between
                  Coventry  Properties,  Inc.  and  R&B  Apartment  Management
                  Company, Inc. and Partnership Services,  Inc.  (Incorporated
                  by  reference to the  Quarterly  Report on Form 10-Q for the
                  quarter ended September 30, 1993).

      10.13       Assignment and Agreement as to Certain  Property  Management
                  Services  dated  May  13,  1993,  by  and  between  Coventry
                  Properties,    Inc.   and   Partnership    Services,    Inc.
                  (Incorporated  by reference to the Quarterly  Report on Form
                  10-Q for the quarter ended September 30, 1993).

      10.14       Property  Management  Agreement  No. 515 dated June 1, 1993,
                  by and  between the  Partnership  and  Coventry  Properties,
                  Inc.

      10.15       Assignment and Agreement as to Certain  Property  Management
                  Services  dated  November 17, 1993, by and between  Coventry
                  Properties, Inc. and Partnership Services, Inc.

      10.22       Multi-family  note between Colony of Springdale  Associates,
                  Ltd. and GMAC Commercial Mortgage  Corporation dated October
                  25, 1999.  (Incorporated  by reference to the Annual  Report
                  on Form 10-K dated December 31, 1999.)

      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   Pursuant  to  18  U.S.C.  Section  1350,  as
                  Adopted  Pursuant to Section 906 of the  Sarbanes-Oxley  Act
                  of 2002.


<PAGE>



Exhibit 31.1


                                  CERTIFICATION


I, Martha L. Long, certify that:


1.    I have reviewed this annual report on Form 10-KSB of Consolidated  Capital
      Properties VI;

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 registrant as of, and for, the periods presented in this report;

4.    The  registrant'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 registrant
      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
            registrant,  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 registrant'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  registrant's  internal
            control  over   financial   reporting   that  occurred   during  the
            registrant's  most recent fiscal  quarter (the  registrant's  fourth
            fiscal  quarter in the case of an annual report) that has materially
            affected,   or  is  reasonably  likely  to  materially  affect,  the
            registrant's internal control over financial reporting; and

5.    The registrant's other certifying  officer(s) and I have disclosed,  based
      on  our  most  recent   evaluation  of  internal  control  over  financial
      reporting,  to the  registrant's  auditors and the audit  committee of the
      registrant'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  registrant'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  registrant's
            internal control over financial reporting.

Date: March 29, 2004

                                    /s/Martha L. Long
                                    Martha L. Long
                                    Senior Vice President of ConCap
                                    Equities, Inc., equivalent of the
                                    chief executive officer of the Partnership


<PAGE>



Exhibit 31.2


                                  CERTIFICATION


I, Thomas M. Herzog, certify that:


1.    I have reviewed this annual report on Form 10-KSB of Consolidated  Capital
      Properties VI;

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 registrant as of, and for, the periods presented in this report;

4.    The  registrant'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 registrant
      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
            registrant,  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 registrant'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  registrant's  internal
            control  over   financial   reporting   that  occurred   during  the
            registrant's  most recent fiscal  quarter (the  registrant's  fourth
            fiscal  quarter in the case of an annual report) that has materially
            affected,   or  is  reasonably  likely  to  materially  affect,  the
            registrant's internal control over financial reporting; and

5.    The registrant's other certifying  officer(s) and I have disclosed,  based
      on  our  most  recent   evaluation  of  internal  control  over  financial
      reporting,  to the  registrant's  auditors and the audit  committee of the
      registrant'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  registrant'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  registrant's
            internal control over financial reporting.

Date: March 29, 2004

                                    /s/Thomas M. Herzog
                                    Thomas M. Herzog
                                    Senior Vice President and Chief
                                    Accounting Officer of ConCap
                                    Equities, Inc., equivalent of the
                                    chief financial officer of the
                                    Partnership


<PAGE>


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  Consolidated  Capital
Properties VI (the "Partnership"), for the year ended December 31, 2003 as filed
with the Securities and Exchange  Commission on the date hereof (the  "Report"),
Martha  L.  Long,  as the  equivalent  of the  chief  executive  officer  of the
Partnership,  and Thomas M. Herzog,  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/Martha L. Long
                                    Name:  Martha L. Long
                                    Date:  March 29, 2004


                                           /s/Thomas M. Herzog
                                    Name:  Thomas M. Herzog
                                    Date:  March 29, 2004


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.