UNITED STATES
SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10-Q


(X)         Quarterly Report Pursuant to Section 13 or 15(d) of the Securities
Exchange Act of 1934
               For the period ended June 30, 1998

                          or

(  )          Transition Report Pursuant to Section 13 or 15(d) of the
Securities Exchange Act of 1934
               For the transition period from          to


Commission File No. O-9608


E & J PROPERTIES, LTD. (A California Limited Partnership)
 (Exact name of registrant as specified in its charter)

California                                                                     
             94-2763152
(State of Organization)                                                        
      (IRS Identification Number)

2710 Gateway Oaks Dr, 300 South, Sacramento, CA               95833  
(Address of principal executive office)                                    
(Zip Code)


REGISTRANT'S TELEPHONE NUMBER,
INCLUDING AREA CODE:                          (916) 925-6620



Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or 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    



Number of units outstanding of issuer's limited partnership interests as of
June 30, 1998:

                                                            3,523,680 Units


There was very little trading activity for these units during the last three
months, however a price range of $2.25 to $3.00 is indicated.





PART I - FINANCIAL INFORMATION



E & J PROPERTIES, LTD.

(A California Limited Partnership)

  
Balance Sheets

June 30, 1998 and December 31, 1997
(Unaudited)


                                                                               
  June 30,           December 31,
                                                                               
    1998                     1997    

Assets

Cash and cash equivalents                                       $1,521,830     
  1,239,738

Elliott Ranch (held for sale)                                      3,095,287   
    3,092,928

Other assets                                                                   
44,592             71,174

                                                                               
$4,661,709        4,403,840
                                                

Liabilities and Partners' Equity

Liabilities:

Accrued expenses and other liabilities                   $   369,358           
  24,051


Partners' equity:

Units of limited partnership
issued, 3,523,680                                                     4,222,996
        4,309,461

Units of general partnership
issued, 39,643                                                              
69,355             70,328

Total partners' equity                                               4,292,351 
      4,379,789

                                                                             
$4,661,709        4,403,840
                                                 


See accompanying note to financial statements.




E & J PROPERTIES, LTD.
(A California Limited Partnership)
(Unaudited)


Statements of Earnings

                                                           For the Six Months  
        For the Three Months
                                                              Ended June 30,   
              Ended June 30,   

                                                              1998        1997 
                 1998         1997    

Revenues:
Interest and rental income            $   36,946      44,590               
18,505      22,069

Expenses:
Property taxes                                   17,183      16,514            
     8,402        8,257  
General and administrative             107,201    103,469                46,681
     43,012
                                                       124,384     119,983     
          55,083      51,269

Net earnings (loss)                     $  (87,438)     (75,393)            
(36,578)    (29,200)

Net earnings (loss) per unit        $    (0.02)        (0.02)                 
(0.01)       (0.01)
                
Units outstanding                        3,563,323   3,563,323         
3,563,323   3,563,323
                      
     
Statements of Cash Flow

                                                                               
  For the Six Months
                                                                               
    Ended June 30,      
                                                                               
 1998                1997   

Cash flows from operating activities:
Net earnings (loss)                                             $  (87,438)    
     (75,393)
Decrease in other assets                                          26,582       
     39,854
Increase (decrease) in liabilities (1)                      345,307            
 (8,995)

Net cash flow from operating activities                284,451           
(44,534)

Cash expenditures for Elliott Ranch                       (2,359)          
(70,934)

Net increase in cash and cash equivalents            282,092          (115,468)

Beginning cash and cash equivalents                1,239,738        1,593,823

Ending cash and cash equivalents                   $1,521,830        1,478,355
   

(1) In 1998, includes deposits in the amount of $350,000 relating to the sale
of the Elliott Ranch.



E & J PROPERTIES, LTD.
(A California Limited Partnership)

Note to Financial Statements
(Unaudited)

In the opinion of the partnership, the accompanying unaudited financial
statements contain all adjustments (consisting only of normal recurring
accruals) necessary to present fairly financial position as of June 30, 1998
and the results of operations for the three and six months then ended, and cash
flow for the six months then ended.


Management's Discussion and Analysis of
Financial Condition and Results of Operations

The cash currently held by the Limited Partnership is considered sufficient to
meet future liquidity and capital needs.  Operations consist of interest and
rental income and rental, and general and administrative expenses.  In the
first half of the year, the Partnership entered into two agreements to sell the
remaining land of the Elliott Ranch for an aggregate price of $13,027,000.  It
is anticipated that escrows will close in the third quarter of 1998 if the
sales are consummated.

Operations for the six months ended June 30, 1998 compared to the six months
ended June 30, 1998:

Revenues were down 17% (from $44,590 to $36,590) primarily because the cash
funds that generate interest income were down 10% (interest rates were slightly
higher).  Expenses were up 4% (from $119,983 to $124,385) primarily due to
increased professional fees.

Operations for the three months ended June 30, 1998 compared to the three
months ended June 30, 1998:

Revenues were down 19% (from $22,069 to $18,505) primarily because the cash
funds that generate interest income were down 12% (interest rates were slightly
higher).  Expenses were up 7% (from $51,269 to $55,083) primarily due to
increased professional fees.


PART II - OTHER INFORMATION AND SIGNATURES

Items 1 to 5                                               Nothing to report.

Item 6            Three reports on Form 8-K were filed in the second quarter of
1998 regarding the potential
                      sale of the remaining land of the Elliott Ranch.


Signatures

Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.


E & J PROPERTIES, LTD.
(Registrant)


Date: July 27, 1998                                                  /s/ Elaine
McKeon
                                                                               
Elaine McKeon, General Partner