SECURITIES AND EXCHANGE COMMISSION
                            Washington, D.C. 20549

                                   FORM 10-Q
(Mark One)

  X  QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
-----
     EXCHANGE ACT OF 1934.

For the quarterly period ended June 30, 1997
                               -------------
                                      OR

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

For the transition period from              to             
                               ------------    ------------
Commission file number 0-10225
                       -------

                          BALCOR PENSION INVESTORS-II         
          -------------------------------------------------------
           (Exact name of registrant as specified in its charter)

          Illinois                                     36-3114027
-------------------------------                     ------------------- 
(State or other jurisdiction of                      (I.R.S. Employer  
incorporation or organization)                      Identification No.)

2355 Waukegan Road
Bannockburn, Illinois                                      60015    
----------------------------------------            ------------------- 
(Address of principal executive offices)                (Zip Code)

Registrant's telephone number, including area code (847) 267-1600
                                                   --------------
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     
   -----     -----
<PAGE>
                          BALCOR PENSION INVESTORS-II
                       (An Illinois Limited Partnership)

                                BALANCE SHEETS
                      June 30, 1997 and December 31, 1996
                                  (Unaudited)

                                    ASSETS

                                                  1997           1996
                                             -------------  -------------
Cash and cash equivalents                    $  1,977,331   $ 16,852,472
Cash and cash equivalents - Early Investment
  Incentive Fund                                3,565,723      1,969,827
Accounts and accrued interest receivable          126,990        711,458
                                             -------------  -------------
                                             $  5,670,044   $ 19,533,757
                                             =============  =============

                       LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                             $      9,299   $    110,948
Due to affiliates                                  67,261         79,549
                                             -------------  -------------
     Total liabilities                             76,560        190,497
                                             -------------  -------------

Commitments and contingencies

Limited Partners' capital (85,010 
  Interests issued)                            10,518,191     23,962,626

Less Interests held by Early Investment
  Incentive Fund (8,136 in 1997 and 1996)      (5,015,607)    (5,015,607)
                                             -------------  -------------
                                                5,502,584     18,947,019
General Partner's capital                          90,900        396,241
                                             -------------  -------------
     Total partners' capital                    5,593,484     19,343,260
                                             -------------  -------------
                                             $  5,670,044   $ 19,533,757
                                             =============  =============


The accompanying notes are an integral part of the financial statements.
<PAGE>
                          BALCOR PENSION INVESTORS-II
                       (An Illinois Limited Partnership)

                       STATEMENT OF INCOME AND EXPENSES
                for the six months ended June 30, 1997 and 1996
                                  (Unaudited)


                                                   1997           1996
                                             --------------  -------------
Income:
  Interest on loan receivable                                $    736,060

  Less interest on loan payable -                           
    underlying mortgage                                           135,059
                                                             -------------
  Net interest income on loan                                     601,001

 (Loss) income from operations of real 
    estate held for sale                     $    (172,168)     1,148,681
  Interest on short-term investments               232,921         67,088
  Participation income                                            250,401
                                             --------------  -------------
    Total income                                    60,753      2,067,171
                                             --------------  -------------
Expenses:                                                   
  Administrative                                   169,554        332,755
                                             --------------  -------------
    Total expenses                                 169,554        332,755
                                             --------------  -------------
(Loss)income before gain on sale of                             
  real estate                                     (108,801)     1,734,416
Gain on sale of real estate                                     3,874,268
                                             --------------  -------------
Net (loss) income                            $    (108,801)  $  5,608,684
                                             ==============  =============
Net (loss) income allocated to 
  General Partner                            $      (8,160)  $    420,651
                                             ==============  =============
Net (loss) income allocated to
  Limited Partners                           $    (100,641)  $  5,188,033
                                             ==============  =============
Net (loss) income per average number of
  Limited Partnership Interests
  outstanding (76,874 in 1997 and 77,697
  in 1996)                                   $       (1.31)  $      66.77
                                             ==============  =============
Distributions to General Partner             $     336,144   $     85,010
                                             ==============  =============
<PAGE>
                          BALCOR PENSION INVESTORS-II
                       (An Illinois Limited Partnership)

                       STATEMENT OF INCOME AND EXPENSES
                for the six months ended June 30, 1997 and 1996
                                  (Unaudited)
                                  (Continued)



Settlement Distribution to Limited Partners  $      13,828           None
                                             ==============  =============
Distributions to Limited Partners            $  13,329,966   $    932,404
                                             ==============  =============
Distributions per Limited Partnership        $      173.40   $      12.00
  Interest outstanding                       ==============  =============


The accompanying notes are an integral part of the financial statements.
<PAGE>
                          BALCOR PENSION INVESTORS-II
                       (An Illinois Limited Partnership)

                       STATEMENT OF INCOME AND EXPENSES
                 for the quarters ended June 30, 1997 and 1996
                                  (Unaudited)


                                                   1997           1996
                                             --------------  -------------
Income:
  Interest on loan receivable                                $    368,030

  Less interest on loan payable -                           
    underlying mortgage                                            65,944
                                                             -------------
  Net interest income on loan                                     302,086

  (Loss) income from operations of real
    estate held for sale                     $     (67,554)       633,706
  Interest on short-term investments                81,714         33,217
  Participation income                                            250,401
                                             --------------  -------------
    Total income                                    14,160      1,219,410
                                             --------------  -------------
Expenses:                                                   
  Administrative                                    63,286        248,772
                                             --------------  -------------
    Total expenses                                  63,286        248,772
                                             --------------  -------------
(Loss) income before gain on sale of
  real estate                                      (49,126)       970,638
Gain on sale of real estate                                     3,874,268
                                             --------------  -------------
Net (loss) income                            $     (49,126)  $  4,844,906
                                             ==============  =============
Net (loss) income allocated to 
  General Partner                            $      (3,684)  $    363,368
                                             ==============  =============
Net (loss) income allocated to 
  Limited Partners                           $     (45,442)  $  4,481,538
                                             ==============  =============
Net (loss) income per average number of
  Limited Partnership Interests
  outstanding (76,874 in 1997 and 77,694
  in 1996)                                   $       (0.59)  $      57.68
                                             ==============  =============
<PAGE>
                          BALCOR PENSION INVESTORS-II
                       (An Illinois Limited Partnership)

                       STATEMENT OF INCOME AND EXPENSES
                 for the quarters ended June 30, 1997 and 1996
                                  (Unaudited)
                                  (Continued)



Distribution to General Partner              $     297,181   $     42,505
                                             ==============  =============
Distribution to Limited Partners             $   4,066,641   $    466,202
                                             ==============  =============
Distribution per Limited Partnership         $       52.90   $       6.00
  Interest outstanding                       ==============  =============


The accompanying notes are an integral part of the financial statements.
<PAGE>
                          BALCOR PENSION INVESTORS-II
                       (An Illinois Limited Partnership)

                           STATEMENTS OF CASH FLOWS
                for the six months ended June 30, 1997 and 1996
                                  (Unaudited)

                                                   1997           1996
                                             --------------  -------------
Operating activities:
  Net (loss) income                          $    (108,801)  $  5,608,684
  Adjustments to reconcile net (loss) income
    to net cash provided by operating 
    activities:
      Gain on sale of real estate                              (3,874,268)
      Amortization of deferred expenses                            20,303
      Net change in:
        Escrow deposits                                           (16,290)
        Accounts and accrued interest
          receivable                               584,468       (826,895)
        Prepaid expenses                                          (68,605)
        Accounts payable                          (101,649)       (91,429)
        Due to affiliates                          (12,288)        12,662
        Other liabilities                                          79,590
                                             --------------  -------------
  Net cash provided by operating activities        361,730        843,752
                                             --------------  -------------
Investing activities:
  Improvements to real estate                                    (129,800)
  Proceeds from sale of real estate                             9,200,000
  Costs incurred in connection with
    sale of real estate                                          (153,200)
                                                             -------------
  Net cash provided by investing
    activities                                                  8,917,000
                                                             -------------
Financing activities:
  Distributions to Limited Partners            (13,343,794)      (932,404)
  Deemed distribution to Limited Partners                         (93,119)
  Distributions to General Partner                (336,144)       (85,010)
  Contribution by General Partner                   38,963
  (Increase) decrease in cash and cash 
    equivalents - Early Investment
    Incentive Fund                              (1,595,896)        69,665
  Repurchase of Limited Partnership Interests                    (195,189)
  Principal payments on underlying
    loan payable                                                 (288,828)
  Principal payments on mortgage  
    notes payable                                                 (84,854)
                                             --------------  -------------
  Net cash used in financing activities        (15,236,871)    (1,609,739)
                                             --------------  -------------
<PAGE>
                          BALCOR PENSION INVESTORS-II
                       (An Illinois Limited Partnership)

                           STATEMENTS OF CASH FLOWS
                for the six months ended June 30, 1997 and 1996
                                  (Unaudited)
                                  (Continued)


Net change in cash and cash equivalents        (14,875,141)     8,151,013
Cash and cash equivalents 
  at beginning of year                          16,852,472      2,901,014
                                             --------------  -------------
Cash and cash equivalents at end of period   $   1,977,331   $ 11,052,027
                                             ==============  =============


The accompanying notes are an integral part of the financial statements.
<PAGE>
                          BALCOR PENSION INVESTORS-II
                       (An Illinois Limited Partnership)

                         NOTES TO FINANCIAL STATEMENTS

1. Accounting Policies: 

(a) A reclassification has been made to the previously reported 1996 financial
statements in order to provide comparability with the 1997 statements. This
reclassification has not changed the 1996 results.

(b) The Partnership has restated net income for the six and three month periods
ended June 30, 1996 as a result of the state withholding taxes paid in
connection with the sale of the Cumberland Pines Apartments. Such amount had
previously been recorded as an expense of sale. The state withholding taxes are
now reflected as a deemed distribution. Accordingly, there was no change to
partners' capital as a result of this restatement.

(c) In the opinion of management, all adjustments necessary for a fair
presentation have been made to the accompanying statements for the six months
and quarter ended June 30, 1997, and all such adjustments are of a normal and
recurring nature.

2. Partnership Termination:

The Partnership Agreement provides for the dissolution of the Partnership upon
the occurrence of certain events, including the disposition of all interests in
real estate. The Partnership sold all of its remaining properties during 1996.
The timing of the termination of the Partnership and final distribution of cash
will depend upon the nature and extent of liabilities and contingencies which
exist or may arise. The Partnership has retained a portion of the cash from
property sales to satisfy obligations of the Partnership as well as establish a
reserve for contingencies. Such contingencies may include legal and other fees
stemming from litigation involving the Partnership including, but not limited
to, the lawsuit as discussed in Note 6 of Notes to Financial Statements. In the
absence of any contingency, the reserves will be paid within twelve months of
the last property being sold. In the event a contingency exists, reserves may
be held by the Partnership for a longer period of time.

3. Interest Expense:

During the six months ended June 30, 1996, the Partnership incurred and paid
interest expense on mortgage notes payable on properties owned by the
Partnership of $565,269.
<PAGE>
4. Transactions with Affiliates:

Fees and expenses, paid and payable by the Partnership to affiliates during the
six months and quarter ended June 30, 1997 were:


                                           Paid
                                    ----------------------
                                     Six Months    Quarter      Payable
                                    ------------  ---------    ----------     

   Reimbursement of expenses to
     the General Partner, at cost   $20,559       $7,692       $67,261


The General Partner made a contribution of $38,963 in connection with the
settlement of certain litigation as further discussed in Note 5 of Notes to
Financial Statements.

5. Settlement of Litigation:

A settlement received final approval by the court in November 1996 in the class
action, Paul Williams and Beverly Kennedy et. al. v. Balcor Pension Investors,
et. al. upon the terms described in the notice to class members in September
1996. The General Partner made a contribution of $38,963 to the Partnership, of
which the plaintiffs' counsel received $3,896 pursuant to the settlement
agreement. In February 1997, the General Partner made a settlement payment of
the remaining $35,067 ($0.47 per Interest) to members of the class pursuant to
the settlement. Of the settlement amount, $13,828 was paid to original
investors who held their Limited Partnership Interests at the date of the
settlement and was recorded as a distribution to Limited Partners in the
Financial Statements. The remaining portion of the settlement of $21,239 was
paid to original investors who previously sold their Interests in the
Partnership. This amount was recorded as an administrative expense in the
Financial Statements. The settlement had no material impact on the Partnership.

6. Contingency:

The Partnership is currently involved in a lawsuit whereby the Partnership, the
General Partner and certain third parties have been named as defendants seeking
damages relating to tender offers to purchase interests in the Partnership and
nine affiliated partnerships initiated by the third party defendants in 1996.
The defendants continue to vigorously contest this action. The action has been
dismissed with prejudice and plaintiffs have filed an appeal. It is not
determinable at this time whether or not an unfavorable decision in this action
would have a material adverse impact on the financial position, operations and
liquidity of the Partnership. The Partnership believes it has meritorious
defenses to contest the claims.
<PAGE>
                          BALCOR PENSION INVESTORS-II
                       (An Illinois Limited Partnership)

                     MANAGEMENT'S DISCUSSION AND ANALYSIS

Balcor Pension Investors-II (the "Partnership") is a limited partnership formed
in 1981 to invest in wrap-around mortgage loans and, to a lesser extent, other
junior mortgage loans and first mortgage loans. The Partnership raised
$85,010,000 through the sale of Limited Partnership Interests and used these
proceeds to originally fund thirty-three loans. Proceeds from prior loan
repayments were used to fund three additional mortgage loans. As of June 30,
1997, the Partnership has no loans outstanding or properties remaining in its
portfolio. 

Inasmuch as the management's discussion and analysis below relates primarily to
the time period since the end of the last fiscal year, investors are encouraged
to review the financial statements and the management's discussion and analysis
contained in the annual report for 1996 for a more complete understanding of
the Partnership's financial position.

Operations
----------

Summary of Operations
---------------------

The Partnership recognized a net loss during the six months and quarter ended
June 30, 1997 as compared to net income during the same periods in 1996
primarily due to the sales of the Partnership's five remaining properties and
the Alzina Office Building loan in 1996. Further discussion of the
Partnership's operations is summarized below. 

1997 Compared to 1996
---------------------

Discussions of fluctuations between 1997 and 1996 refer to the six months and
quarters ended June 30, 1997 and 1996.

Due to the sale of the Partnership's interest in the Alzina Office Building
loan in 1996, net interest income on loan receivable ceased during 1997 as
compared to 1996. 

During 1996, the Partnership sold the Parkway Distribution Center and
Cumberland Pines, Hollowbrook and Sherwood Acres - Phases I and II apartment
complexes which had been generating income. During 1997, the Partnership paid
additional expenditures related to certain of the properties sold during 1996
which resulted in a loss from operations of real estate held for sale.

Due to higher average cash balances as a result of the proceeds received in
connection with the 1996 property sales prior to distribution to Limited
Partners, interest income on short-term investments increased during 1997 as
compared to the 1996.
<PAGE>
The Partnership received participation income on the Alzina Office Building
loan during 1996.

Legal, consulting, and postage costs incurred in connection with a response to
a tender offer during the second quarter of 1996 resulted in a decrease in
administrative expenses during 1997 as compared to 1996. 

During the second quarter of 1996, the Partnership recognized a gain of
$3,874,268 in connection with the sale of Cumberland Pines Apartments. 

Liquidity and Capital Resources
-------------------------------
The cash position of the Partnership decreased by approximately $14,875,000 as
of June 30, 1997 when compared to December 31, 1996 primarily due to special
distributions made from proceeds received in connection with the sales of the
Sherwood Acres - Phases I and II and Hollowbrook apartment complexes and the
Parkway Distribution Center. The Partnership generated cash flow totaling
approximately $362,000 from its operating activities primarily as a result of
the interest income earned on its short-term investments, net of the payment of
administrative and certain property related expenses. In addition, the
Partnership received insurance proceeds for fire damage incurred at the
Sherwood Acres - Phases I and II apartment complexes.  The Partnership used
cash of approximately $15,237,000 to fund its financing activities which
consisted primarily of the payment of distributions to the Partners.

Pursuant to the sale agreement for the Sherwood Acres - Phases I and II
apartment complexes, $250,000 of the sale proceeds was retained by the
Partnership and was unavailable for distribution until February 1997, at which
time the funds were released in full.

In February 1997, the General Partner made a settlement payment of $35,067
($0.47 per $1,000 Interest) to members of the class pursuant to the settlement
approved by the court in November 1996 in the Paul Williams and Beverly
Kennedy, et. al., v. Balcor Pension Investors, et. al. class action lawsuit.
The General Partner made a contribution of $38,963 to the Partnership, of which
the plaintiffs' counsel received $3,896 pursuant to the settlement agreement.
Of the settlement amount, $13,828 was paid to original investors who held their
Limited Partnership Interests at the date of the settlement and was recorded as
a distribution to Limited Partners in the Financial Statements. The remaining
portion of the settlement of $21,239 was paid to original investors who
previously had sold their Interests in the Partnership. This amount was
recorded as an administrative expense in the Financial Statements.

In February 1997, the Partnership discontinued the repurchase of Interests from
Limited Partners.

To date, Limited Partners have received distributions totaling $1,743.08 per
$1,000 Interest. Of this amount $1,093.95 represents Cash Flow from operations
and $649.13 represents a return of Original Capital. Since all of the
Partnership's properties have been sold, no additional regular quarterly
distributions are expected.
<PAGE>
The timing of the termination of the Partnership and final distribution of cash
will depend upon the nature and extent of liabilities and contingencies which
exist or may arise. The Partnership has retained a portion of the cash from
property sales to satisfy obligations of the Partnership as well as establish a
reserve for contingencies. Such contingencies may include legal and other fees
stemming from litigation involving the Partnership including, but not limited
to, the lawsuit discussed in Note 6 of Notes to Financial Statements. In the
absence of any contingency, the reserves will be paid within twelve months of
the last property being sold. In the event a contingency continues to exist,
reserves may be held by the Partnership for a longer period of time.
<PAGE>
                          BALCOR PENSION INVESTORS-II
                       (An Illinois Limited Partnership)

                          PART II - OTHER INFORMATION


Item 6.  Exhibits and Reports on Form 8-K
-----------------------------------------

(a) Exhibits:

(4) Form of Subscription Agreement previously filed as Exhibit 4(a) to
Amendment No. 1 to the Registrant's Registration Statement on Form S-11 dated
May 7, 1981 (Registration No. 2-70841) and Form of Confirmation regarding
Interests in the Registrant set forth as Exhibit 4.2 to the Registrant's Report
on Form 10-Q for the quarter ended September 30, 1992 (Commission File No.
0-10225) is incorporated herein by reference.

(10) (i)(a) Agreement of Sale and attachment thereto relating to the sale of
Cumberland Pines Apartments, Atlanta, Georgia, previously filed as Exhibit (10)
to the Registrant's Report on Form 10-Q for the quarter ended June 30, 1996, is
incorporated herein by reference.

(b) First, Second and Third Amendments to Agreement of Sale and Escrow Trust
Instructions relating to the sale of Cumberland Pines Apartments, Atlanta,
Georgia, previously filed as Exhibits (99)(a)(b) and (c) to the Registrant's
Report on Form 8-K dated June 28, 1996, is incorporated herein by reference.

(ii) Purchase and Sale Agreement regarding the sale of the Partnership's
interest in the Alzina Office Building loan, previously filed as Exhibit (10)
(iii) to the Registrant's Report on Form 10-Q for the quarter ended June 30,
1996, is incorporated herein by reference.

(iii)(a) Agreement of Sale and attachment thereto and Amendment to Agreement of
Sale and Escrow Agreement relating to the sale of Parkway Commerce Center, Fort
Lauderdale, Florida, previously filed as Exhibits 2(a) and 2(b) to the
Registrant's Current Report on Form 8-K dated August 13, 1996, is incorporated
herein by reference.

(b) Second Amendment to Agreement of Sale and Escrow Agreement relating to the
sale of Parkway Commerce Center, Fort Lauderdale, Florida, previously filed as
Exhibit (99) to the Registrant's Report on Form 8-K dated September 17, 1996,
is incorporated herein by reference.

(iv)(a) Agreement of Sale and attachment thereto and First Amendment to
Agreement of Sale relating to the sale of Hollowbrook Apartments, Orlando,
Florida, previously filed as Exhibits 2(a) and 2(b) to the Registrant's Current
Report on Form 8-K dated September 17, 1996, is incorporated herein by
reference.
<PAGE>
(b) Letter Agreement relating to the sale of Hollowbrook Apartments, Orlando,
Florida, previously filed as Exhibit (99) to the Registrant's Current Report on
Form 8-K dated October 14, 1996, is incorporated herein by reference.

(v)(a) Agreement of Sale and attachment thereto relating to the sale of
Sherwood Acres Apartments, Phases I and II, Baton Rouge, Louisiana, previously
filed as Exhibit (2) to the Registrant's Current Report on Form 8-K dated
October 14, 1996, is incorporated herein by reference.

(b) First Amendment to Agreement of Sale relating to the sale of Sherwood Acres
Apartments, Phases I and II, Baton Rouge, Louisiana, previously filed as
Exhibit (10)(v)(b) to the Registrant's Report on Form 10-Q for the quarter
ended September 30, 1996, is incorporated herein by reference.

(c) Second Amendment to Agreement of Sale relating to the sale of Sherwood
Acres Apartments, Phases I and II, Baton Rouge, Louisiana,  previously filed as
Exhibit (10)(v)(c) to the Registrant's Report on Form 10-Q for the quarter
ended September 30, 1996, is incorporated herein by reference.

(27) Financial Data Schedule of the Registrant for the six months ending 
June 30, 1997 is incorporated herein by reference.

(b) Reports on Form 8-K:  No reports were filed on Form 8-K during the quarter
ended June 30, 1997.
<PAGE>
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.


                              BALCOR PENSION INVESTORS-II


                              By:  /s/ Thomas E. Meador
                                  -----------------------------   

                                  Thomas E. Meador
                                  President and Chief Executive Officer 
                                  (Principal Executive Officer) of Balcor 
                                  Mortgage Advisors, the General Partner



                              By:  /s/ Jayne A. Kosik
                                  -----------------------------
                                  Jayne A. Kosik
                                  Managing Director and Chief Financial 
                                  Officer (Principal Accounting Officer) of 
                                  Balcor Mortgage Advisors, the General 
                                  Partner



Date:  August 5, 1997
      --------------------
<PAGE>