UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C.  20549



FORM 10-QSB



(Mark One)

[X]

QUARTERLY REPORT UNDER SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934



For the quarterly period ended September 30, 2007





[ ]

TRANSITION REPORT UNDER SECTION 13 OR 15(D) OF THE EXCHANGE ACT





For the transition period from _________to _________



Commission file number 0-10435





CENTURY PROPERTIES FUND XVI

(Exact name of small business issuer as specified in its charter)







California

94-2704651

(State or other jurisdiction of

(I.R.S. Employer

incorporation or organization)

Identification No.)



55 Beattie Place, P.O. Box 1089

Greenville, South Carolina  29602

(Address of principal executive offices)



(864) 239-1000

(Issuer's telephone number)





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 ___



Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes __ No  X_





















PART I  FINANCIAL INFORMATION



Item 1.

Financial Statements





CENTURY PROPERTIES FUND XVI

CONSOLIDATED BALANCE SHEET

(Unaudited)

(in thousands, except unit data)



September 30, 2007



|                                               |           |         
|---------------------------------------------- | --------- | --------
|Assets                                         |           |         
|Cash and cash equivalents                      |           | $    998
|Receivables and deposits                       |           | 218     
|Other assets                                   |           | 186     
|Investment property:                           |           |         
|Land                                           | $    905  |         
|Building and related personal property         | 10,783    |         
|                                               | 11,688    |         
|Less accumulated depreciation                  | (8,053)   | 3,635   
|                                               |           | $5,037  
|Liabilities and Partners' (Deficiency) Capital |           |         
|Liabilities                                    |           |         
|Accounts payable                               |           | $     46
|Accrued property taxes                         |           | 150     
|Tenant security deposit liabilities            |           | 39      
|Other liabilities                              |           | 100     
|Mortgage note payable (Note D)                 |           | 5,878   
|                                               |           |         
|Partners' (Deficiency) Capital                 |           |         
|General partners                               | $ (3,812) |         
|Limited partners (129,942 units issued and     |           |         
|outstanding)                                   | 2,636     | (1,176) 
|                                               |           | $5,037  





See Accompanying Notes to Consolidated Financial Statements











CENTURY PROPERTIES FUND XVI

CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited)

(in thousands, except per unit data)





|                                          |                    |                   |         |         
|----------------------------------------- | ------------------ | ----------------- | ------- | --------
|                                          | Three Months Ended | Nine Months Ended
|                                          | September 30,      | September 30,    
|                                          | 2007               | 2006              | 2007    | 2006    
|Revenues:                                 |                    |                   |         |         
|Rental income                             | $   473            | $   468           | $ 1,428 | $ 1,410 
|Other income                              | 56                 | 50                | 178     | 144     
|Total revenues                            | 529                | 518               | 1,606   | 1,554   
|                                          |                    |                   |         |         
|Expenses:                                 |                    |                   |         |         
|Operating                                 | 319                | 292               | 893     | 806     
|General and administrative                | 48                 | 44                | 151     | 137     
|Depreciation                              | 101                | 104               | 299     | 311     
|Interest                                  | 92                 | 97                | 271     | 273     
|Property taxes                            | 51                 | 44                | 139     | 175     
|Total expenses                            | 611                | 581               | 1,753   | 1,702   
|                                          |                    |                   |         |         
|Casualty gain (Note C)                    | --                 | --                | 187     | --      
|                                          |                    |                   |         |         
|Net (loss) income                         | $(82)              | $(63)             | $40     | $(148)  
|                                          |                    |                   |         |         
|Net (loss) income allocated to general    |                    |                   |         |         
|partners (6.9%)                           | $    (6)           | $    (4)          | $     3 | $   (10)
|Net (loss) income allocated to limited    |                    |                   |         |         
|partners (93.1%)                          | (76)               | (59)              | 37      | (138)   
|                                          |                    |                   |         |         
|                                          | $(82)              | $(63)             | $40     | $(148)  
|                                          |                    |                   |         |         
|Net (loss) income per limited partnership |                    |                   |         |         
|unit                                      | $(0.58)            | $(0.45)           | $0.28   | $(1.06) 





See Accompanying Notes to Consolidated Financial Statements











CENTURY PROPERTIES FUND XVI

CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' (DEFICIENCY) CAPITAL

(Unaudited)

(in thousands, except unit data)







|                               |             |          |          |         
|------------------------------ | ----------- | -------- | -------- | --------
|                               | Limited     |          |          |         
|                               | Partnership | General  | Limited  |         
|                               | Units       | Partners | Partners | Total   
|                               |             |          |          |         
|Original capital contributions | 130,000     | $--      | $65,000  | $65,000 
|                               |             |          |          |         
|Partners' (deficiency) capital |             |          |          |         
|at December 31, 2006           | 129,942     | $(3,815) | $ 2,599  | $(1,216)
|                               |             |          |          |         
|Net income for the nine months |             |          |          |         
|ended September 30, 2007       | --          | 3        | 37       | 40      
|                               |             |          |          |         
|Partners' (deficiency) capital |             |          |          |         
|at September 30, 2007          | 129,942     | $(3,812) | $2,636   | $(1,176)





See Accompanying Notes to Consolidated Financial Statements











CENTURY PROPERTIES FUND XVI

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited)

(in thousands)



|                                                            |                   |         
|----------------------------------------------------------- | ----------------- | --------
|                                                            | Nine Months Ended
|                                                            | September 30,    
|                                                            | 2007              | 2006    
|Cash flows from operating activities:                       |                   |         
|Net income (loss)                                           | $    40           | $  (148)
|Adjustments to reconcile net income (loss) to net cash      |                   |         
|provided by operating activities:                           |                   |         
|Depreciation                                                | 299               | 311     
|Amortization of loan costs                                  | 31                | 28      
|Casualty gain                                               | (187)             |         
|Change in accounts:                                         |                   |         
|Receivables and deposits                                    | 133               | (75)    
|Other assets                                                | (16)              | (46)    
|Accounts payable                                            | 10                | 9       
|Accrued property taxes                                      | (53)              | (20)    
|Tenant security deposit liabilities                         | 1                 | 1       
|Due to affiliates                                           | (28)              | 67      
|Other liabilities                                           | (12)              | (30)    
|Net cash provided by operating activities                   | 218               | 97      
|                                                            |                   |         
|Cash flows from investing activities:                       |                   |         
|Property improvements and replacements                      | (665)             | (205)   
|Insurance proceeds received                                 | 423               | --      
|Net cash used in investing activities                       | (242)             | (205)   
|                                                            |                   |         
|Cash flows from financing activities:                       |                   |         
|Repayment of mortgage note payable                          | (4,139)           | --      
|Proceeds from mortgage note payable                         | 5,878             | --      
|Payments on mortgage note payable                           | (47)              | (50)    
|Loan costs paid                                             | (82)              | --      
|Advances from affiliate                                     | 16                | 136     
|Payments on advances from affiliate                         | (786)             | (192)   
|Net cash provided by (used in) financing activities         | 840               | (106)   
|                                                            |                   |         
|Net increase (decrease) in cash and cash equivalents        | 816               | (214)   
|                                                            |                   |         
|Cash and cash equivalents at beginning of period            | 182               | 243     
|                                                            |                   |         
|Cash and cash equivalents at end of period                  | $998              | $29     
|                                                            |                   |         
|Supplemental disclosure of cash flow information:           |                   |         
|Cash paid for interest, net of capitalized interest         | $237              | $223    
|                                                            |                   |         
|Supplemental disclosure of non-cash activity:               |                   |         
|Property improvements and replacements included in accounts |                   |         
|payable                                                     | $6                | $10     



Included in property improvements and replacements for the nine months ended September 30, 2007 and 2006 are approximately $8,000 and $3,000 of improvements, respectively, which were included in accounts payable at December 31, 2006 and 2005, respectively.



See Accompanying Notes to Consolidated Financial Statements













CENTURY PROPERTIES FUND XVI

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)



Note A  Basis of Presentation



The accompanying unaudited consolidated financial statements of Century Properties Fund XVI (the "Partnership" or the "Registrant") have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-QSB and Item 310(b) of Regulation S-B. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. The Partnership's general partners are Fox Capital Management Corporation (the "Managing General Partner" or "FCMC") and Fox Realty Investors ("FRI"). The Managing General Partner and the managing general partner of FRI are affiliates of Apartment Investment and Management Company ("AIMCO"), a publicly traded real estate investment trust. In the opinion of the Managing General Partner, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included.  Operating results for the three and nine month periods ended September 30, 2007 are not necessarily indicative of the results that may be expected for the fiscal year ending December 31, 2007. For further information, refer to the consolidated financial statements and footnotes thereto included in the Partnership's Annual Report on Form 10-KSB for the fiscal year ended December 31, 2006.



Abandoned Units



During the nine months ended September 30, 2006, the number of limited partnership units (the Units) decreased by 44 Units, due to limited partners abandoning their Units.  In abandoning his or her Units, a limited partner relinquishes all right, title and interest in the Partnership as of the date of abandonment.



Recent Accounting Pronouncements



In September 2006, the Financial Accounting Standards Board (FASB) issued Statement of Financial Accounting Standards (SFAS) No. 157, Fair Value Measurements. SFAS No. 157 defines fair value as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants in the market in which the reporting entity transacts. SFAS No. 157 applies whenever other standards require assets or liabilities to be measured at fair value and does not expand the use of fair value in any new circumstances. SFAS No. 157 establishes a hierarchy that prioritizes the information used in developing fair value estimates. The hierarchy gives the highest priority to quoted prices in active markets and the lowest priority to unobservable data, such as the reporting entitys own data. SFAS No. 157 requires fair value measurements to be disclosed by level within the fair value hierarchy. SFAS No. 157 is effective for fiscal years beginning after November 15, 2007. The Partnership does not anticipate that the adoption of SFAS No. 157 will have a material effect on the Partnerships consolidatedfinancial statements.



In February 2007, the FASB issued SFAS No. 159, The Fair Value Option for Financial Assets and Financial Liabilities. SFAS No. 159 permits entities to choose to measure many financial instruments and certain other items at fair value that are not currently required to be measured at fair value. The objective is to improve financial reporting by providing entities with the opportunity to mitigate volatility in reported earnings caused by measuring related assets and liabilities differently without having to apply complex hedge accounting provisions. SFAS No. 159 also establishes presentation and disclosure requirements designed to facilitate comparisons between entities that choose different measurement attributes for similar types of assets and liabilities. SFAS No. 159 is effective for fiscal years beginning after November 15, 2007. The Partnership has not yet determined whether it will elect the fair value option for any of its financial instruments.



In June 2007, the American Institute of Certified Public Accountants (the AICPA) issued Statement of Position No. 07-1, Clarification of the Scope of the Audit and Accounting Guide Investment Companies and Accounting by Parent Companies and Equity Method Investors for Investments in Investment Companies ("SOP 07-1").  SOP 07-1 provides guidance for determining whether the accounting principles of the AICPA Audit and Accounting Guide Investment Companies are required to be applied to an entity by clarifying the definition of an investment company and, whether investment company accounting should be retained by a parent company upon consolidation of an investment company subsidiary, or by an investor in the application of the equity method of accounting to an investment company investee.  SOP 07-1 applies to reporting periods beginning on or after December 15, 2007; however, the FASB has decided to issue an exposure draft that would indefinitely delay the effective date of SOP 07-1 until the FASB can reassess the provisions of SOP 07-1.  The Partnership is currently evaluating the impact, if any, that adoption of SOP 07-1 may have on its consolidated financial statements in the period of adoption.



Note B  Transactions with Affiliated Parties



The Partnership has no employees and depends on the Managing 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 reimbursement of certain expenses incurred by affiliates on behalf of the Partnership.



Affiliates of the Managing General Partner receive 5% of gross receipts from the Partnership's property as compensation for providing property management services. The Partnership paid to such affiliates approximately $79,000 and $76,000 during the nine months ended September 30, 2007 and 2006, respectively, which are included in operating expenses.



Affiliates of the Managing General Partner charged the Partnership for reimbursement of accountable administrative expenses amounting to approximately $80,000 and $62,000 for the nine months ended September 30, 2007 and 2006, respectively, which is included in general and administrative expenses.



Pursuant to the Partnership Agreement, for managing the affairs of the Partnership, the Managing General Partner is entitled to receive a Partnership management fee equal to 5% of the Partnership's adjusted cash from operations as distributed. No such fees were paid during the nine months ended September 30, 2007 and 2006, as there were no distributions from operations during either period.



An affiliate of the Managing General Partner has made available to the Partnership a credit line of up to $150,000 per property owned by the Partnership. During 2004 and 2005, an affiliate of the Managing General Partner exceeded this limit and advanced the Partnership approximately $920,000 to cover the payoff of the existing mortgage and closing costs related to the refinancing of the mortgage encumbering Woods of Inverness Apartments and to cover operating expenses and capital improvements. During the nine months ended September 30, 2007 and 2006, an affiliate of the Managing General Partner advanced the Partnership approximately $16,000 and $136,000 to cover operating expenses and capital expenditures at Woods of Inverness Apartments, respectively. Interest was charged at prime plus 2% and interest expense amounted to approximately $61,000 and $56,000 for the nine months ended September 30, 2007 and 2006, respectively. During the nine months ended September 30, 2007, approximately $786,000 of advances and approximately $81,000 of associated accrued interest was repaid with proceeds from the refinancing of the mortgage encumbering Woods of Inverness Apartments.  During the nine months ended September 30, 2006, approximately $192,000 of advances and approximately $33,000 of associated accrued interest was repaid with cash from operations. There were no amounts due to an affiliate of the Managing General Partner under this credit line at September 30, 2007.



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, general liability and vehicle liability.  The Partnership insures its property above the AIMCO limits through insurance policies obtained by AIMCO from insurers unaffiliated with the Managing General Partner. During the nine months ended September 30, 2007 and 2006, the Partnership was charged by AIMCO and its affiliates approximately $74,000 and $54,000, respectively, for insurance coverage and fees associated with policy claims administration.



Note C  Casualty Event



In October 2006, there was a fire at Woods of Inverness Apartments, causing damage to eight units. The Partnership suffered damages of approximately $519,000. During the year ended December 31, 2006, the Partnership received insurance proceeds of approximately $250,000, which were held on deposit in a restricted escrow with the mortgage lender at December 31, 2006 and released to the Partnership during the nine months ended September 30, 2007.  During the year ended December 31, 2006, the Partnership recognized a casualty gain of approximately $191,000 as result of the receipt of insurance proceeds of approximately $250,000, partially offset by the write off of undepreciated damaged assets of approximately $59,000. During the nine months ended September 30, 2007, the Partnership received additional insurance proceeds related to this casualty of approximately $173,000.  The Partnership recognized an additional casualty gain of approximately $187,000 for the nine months ended September 30, 2007 as a result of the receipt of insurance proceeds of approximately $173,000 and a change in the previous write off of undepreciated damaged assets of approximately $14,000.



Note D  Mortgage Financing



On September 21, 2007, the Partnership refinanced the mortgage encumbering Woods of Inverness Apartments. The refinancing replaced the existing mortgage, which at the time of refinancing had a principal balance of $4,139,000, with a new mortgage loan in the principal amount of $5,878,000. The new loan was refinanced under a secured real estate credit facility (Secured Credit Facility) with AEGON USA Realty Advisors, Inc., as agent for Transamerica Occidental Life Insurance Company, which has a maturity of October 1, 2010, with two one-year extension options. The new mortgage requires monthly payments of interest only beginning on November 1, 2007, through the October 1, 2010 maturity date, at which date the entire principal balance of $5,878,000 is due.  The new loan has a variable interest rate of the one-month LIBOR rate plus 0.78% (6.28% per annum at September 30, 2007) and resets monthly.  The variable interest rate may increase to the one-month LIBOR rate plus 0.98% if the debt service coverage ratio of the investment property decreases below a prescribed threshold. The Secured Credit Facility provides mortgage loans on properties owned by other partnerships that are affiliated with the Managing General Partner. The Secured Credit Facility creates separate loans for each property that are not cross-collateralized or cross-defaulted with the other property loans. The loans are prepayable without penalty. As a condition of the Secured Credit Facility, the lender required AIMCO Properties, L.P., an affiliate of the Managing General Partner, to guarantee the obligations and liabilities of the Partnership with respect to the new mortgage financing. Total capitalized loan costs in connection with the new mortgage were approximately $82,000 and are included in other assets.  Loan costs associated with the previous mortgage were fully amortized.



Note E  Contingencies



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 Managing 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 Managing 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 captioned Heller v. Insignia Financial Group (the "Heller action") was filed against the same defendants that are named in the Nuanes action. 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 28, 2002, the trial court granted defendants motion to strike the complaint.  Plaintiffs took an appeal from this order.



On January 8, 2003, the parties filed a Stipulation of Settlement in proposed settlement of the Nuanes action and the Heller action. 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 (the Appeal) seeking to vacate and/or reverse the order approving the settlement and entering judgment thereto. On May 4, 2004, the Objector filed a second appeal challenging the courts use of a referee and its order requiring Objector to pay those fees.



On March 21, 2005, the Court of Appeals issued opinions in both pending appeals.  With regard to the settlement and judgment entered thereto, the Court of Appeals vacated the trial courts order and remanded to the trial court for further findings on the basis that the state of the record is insufficient to permit meaningful appellate review.  The matter was transferred back to the trial court on June 21, 2005.  With regard to the second appeal, the Court of Appeals reversed the order requiring the Objector to pay referee fees. With respect to the related Heller appeal, on July 28, 2005, the Court of Appeals reversed the trial courts order striking the first amended complaint.



On August 18, 2005, Objector and his counsel filed a motion to disqualify the trial court based on a peremptory challenge and filed a motion to disqualify for cause on October 17, 2005, both of which were ultimately denied and/or struck by the trial court.  On or about October 13, 2005 Objector filed a motion to intervene and on or about October 19, 2005 filed both a motion to take discovery relating to the adequacy of plaintiffs as derivative representatives and a motion to dissolve the anti-suit injunction in connection with settlement. On November 14, 2005, Plaintiffs filed a Motion For Further Findings pursuant to the remand ordered by the Court of Appeals. Defendants joined in that motion.  On February 3, 2006, the Court held a hearing on the various matters pending before it and ordered additional briefing from the parties and Objector. On June 30, 2006, the trial court entered an order confirming its approval of the class action settlement and entering judgment thereto after the Court of Appeals had remanded the matter for further findings.  The substantive terms of the settlement agreement remain unchanged.  The trial court also entered supplemental orders on July 1, 2006, denying Objectors Motion to File a Complaint in Intervention, Objectors Motion for Leave of Discovery and Objectors Motion to Dissolve the Anti-Suit Injunction.  Notice of Entry of Judgment was served on July 10, 2006. On August 31, 2006, the Objector filed a Notice of Appeal to the Courts June 30, 2006 and July 1, 2006 orders. On December 14, 2006, Objector filed his Appellants Brief. The Partnership and its affiliates, as well as counsel for the Settlement Class, both filed Respondents Briefs on May 17, 2007.  Objector filed his response on August 3, 2007.  No hearing date has yet been scheduled.



The Managing 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 property that are not of a routine nature arising in the ordinary course of business.



Environmental



Various Federal, state and local laws subject property owners or operators to liability for management, and the costs of removal or remediation, of certain hazardous substances present on a property. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release or presence of the hazardous substances. The presence of, or the failure to manage or remedy properly, hazardous substances may adversely affect occupancy at affected apartment communities and the ability to sell or finance affected properties. In addition to the costs associated with investigation and remediation actions brought by government agencies, and potential fines or penalties imposed by such agencies in connection therewith, the presence of hazardous substances on a property could result in claims by private plaintiffs for personal injury, disease, disability or other infirmities. Various laws also impose liability for the cost of removal, remediation or disposal of hazardous substances through a licensed disposal ortreatment facility. Anyone who arranges for the disposal or treatment of hazardous substances is potentially liable under such laws. These laws often impose liability whether or not the person arranging for the disposal ever owned or operated the disposal facility. In connection with the ownership, operation and management of its property, the Partnership could potentially be liable for environmental liabilities or costs associated with its property.



Mold



The Partnership is aware of lawsuits against owners and managers of multifamily properties asserting claims of personal injury and property damage caused by the presence of mold, some of which have resulted in substantial monetary judgments or settlements.  The Partnership has only limited insurance coverage for property damage loss claims arising from the presence of mold and for personal injury claims related to mold exposure.  Affiliates of the Managing General Partner have implemented policies, procedures, third-party audits and training and the Managing General Partner believes that these measures will prevent or eliminate mold exposure and will minimize the effects that mold may have on residents.  To date, the Partnership has not incurred any material costs or liabilities relating to claims of mold exposure or to abate mold conditions.  Because the law regarding mold is unsettled and subject to change the Managing General Partner can make no assurance that liabilities resulting from the presence of or exposure to mold will not have a material adverse effect on the Partnerships consolidated financial condition or results of operations.



Note F  Subsequent Event



Subsequent to September 30, 2007, the Partnership distributed approximately $650,000 to the partners (approximately $637,000 to the limited partners or $4.90 per Unit) from remaining proceeds from the January 2004 sale of Ralston Place Apartments and proceeds from the September 2007 refinancing of the mortgage encumbering Woods of Inverness Apartments.







Item 2.

Management's Discussion and Analysis or Plan of Operation



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.



The Partnership's investment property consists of one apartment complex. The following table sets forth the average occupancy of the property for the nine months ended September 30, 2007 and 2006:



|                              |                   |     
|----------------------------- | ----------------- | ----
|                              | Average Occupancy
|Property                      | 2007              | 2006
|                              |                   |     
|Woods of Inverness Apartments | 93%               | 93% 
|Houston, Texas                |                   |     



The Partnerships financial results depend upon a number of factors including the ability to attract and maintain tenants at the investment property, interest rates on mortgage loans, costs incurred to operate the investment property, general economic conditions and weather. As part of the ongoing business plan of the Partnership, the Managing 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 Managing 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 Managing General Partner may use rental concessions and rental rate reductions to offset softening market conditions; accordingly, there is no guarantee that the Managing General Partner will be able to sustain such a plan. Further, a number of factors that are outside the control of the Partnership such as the local economic climate and weather can adversely or positively affect the Partnerships financial results.



Results of Operations



The Partnerships net loss for the three months ended September 30, 2007 was approximately $82,000, compared to a net loss of approximately $63,000 for the three months ended September 30, 2006. The Partnerships net income for the nine months ended September 30, 2007 was approximately $40,000, compared to a net loss of approximately $148,000 for the nine months ended September 30, 2006. The increase in net loss for the three months ended September 30, 2007 is due to an increase in total expenses, partially offset by an increase in total revenues. The increase in net income for the nine months ended September 30, 2007 is due to an increase in total revenues and the recognition of a casualty gain during 2007, partially offset by an increase in total expenses.



The increase in total revenues for both the three and nine months ended September 30, 2007 is due to increases in both rental and other income.  The increase in rental income for the three months ended September 30, 2007 is primarily due to an increase in occupancy at the Partnerships investment property. The increase in other income for the three months ended September 30, 2007 is primarily due to an increase in lease cancellation fees at the property. The increase in rental income for the nine months ended September 30, 2007 is primarily due to an increase in the average rental rate and reduced bad debt expense at the Partnerships investment property. The increase in other income for the nine months ended September 30, 2007 is due to increases in utility reimbursements and lease cancellation fees at the property.



In October 2006, there was a fire at Woods of Inverness Apartments, causing damage to eight units. The Partnership suffered damages of approximately $519,000. During the year ended December 31, 2006, the Partnership received insurance proceeds of approximately $250,000, which were held on deposit in a restricted escrow with the mortgage lender at December 31, 2006 and released to the Partnership during the nine months ended September 30, 2007.  During the year ended December 31, 2006, the Partnership recognized a casualty gain of approximately $191,000 as result of the receipt of insurance proceeds of approximately $250,000, partially offset by the write off of undepreciated damaged assets of approximately $59,000. During the nine months ended September 30, 2007, the Partnership received additional insurance proceeds related to this casualty of approximately $173,000.  The Partnership recognized an additional casualty gain of approximately $187,000 for the nine months ended September 30, 2007 as a result of the receipt of insurance proceeds of approximately $173,000 and a change in the previous write off of undepreciated damaged assets of approximately $14,000.



Total expenses increased for the three months ended September 30, 2007 due to increases in operating, general and administrative and property tax expenses, partially offset by a decrease in interest expense. Depreciation expense remained relatively constant for the three months ended September 30, 2007. Total expenses increased for the nine months ended September 30, 2007 due to increases in operating and general and administrative expenses, partially offset by decreases in depreciation and property tax expenses. Interest expense remained relatively constant for the nine months ended September 30, 2007. The increase in operating expenses for the three months ended September 30, 2007 is primarily due to increases in salaries and related benefits, utility expenses, and contract services at the property. The increase in operating expenses for the nine months ended September 30, 2007 is primarily due to increases in utility and payroll related expenses and a change in the estimate of clean up costs recorded during the first quarter of 2006 associated with Hurricane Rita at the Partnerships investment property. Property tax expense increased for the three months ended September 30, 2007 primarily due to the timing of the receipt of the tax bills, which affected the property tax accruals during the three months ended September 30, 2007 and 2006. The decrease in property tax expense for the nine months ended September 30, 2007 is primarily due to a decrease in the assessed value and tax rate at the Partnerships investment property.  Depreciation expense decreased for the nine months ended September 30, 2007 due to assets placed into service in previous years becoming fully depreciated during the first quarter of 2007. Interest expense decreased for the three months ended September 30, 2007 primarily due to interest capitalized in connection with the reconstruction resulting from the casualty discussed above, partially offset by a higher variable interest rate on the mortgage encumbering the property.



The increase in general and administrative expenses for the three months ended September 30, 2007 is primarily due to an increase in legal expenses related to normal Partnership operations. The increase in general and administrative expenses for the nine months ended September 30, 2007 is primarily due to an increase in management reimbursements to the Managing General Partner as allowed under the Partnership Agreement. Also included in general and administrative expenses for the three and nine months ended September 30, 2007 and 2006 are costs associated with the quarterly and annual communications with investors and regulatory agencies and the annual audit required by the Partnership Agreement.



Liquidity and Capital Resources



At September 30, 2007, the Partnership had cash and cash equivalents of approximately $998,000, compared to approximately $29,000 at September 30, 2006.  Cash and cash equivalents increased approximately $816,000, from December 31, 2006, due to approximately $840,000 and $218,000 of cash provided by financing and operating activities, respectively, partially offset by approximately $242,000 of cash used in investing activities. Cash provided by financing activities consisted of proceeds received from the refinancing of the mortgage encumbering Woods of Inverness Apartments and advances received from an affiliate of the Managing General Partner, partially offset by repayment of the previous mortgage encumbering the Partnerships investment property, principal payments made on the mortgage encumbering Woods of Inverness Apartments, repayment of advances received from an affiliate of the Managing General Partner and loan costs paid.  Cash used in investing activities consisted of property improvements and replacements, partially offset by insurance proceeds received.  The Partnership invests its working capital reserves in interest bearing accounts.



An affiliate of the Managing General Partner has made available to the Partnership a credit line of up to $150,000 per property owned by the Partnership. During 2004 and 2005, an affiliate of the Managing General Partner exceeded this limit and advanced the Partnership approximately $920,000 to cover the payoff of the existing mortgage and closing costs related to the refinancing of the mortgage encumbering Woods of Inverness Apartments and to cover operating expenses and capital improvements. During the nine months ended September 30, 2007 and 2006, an affiliate of the Managing General Partner advanced the Partnership approximately $16,000 and $136,000 to cover operating expenses and capital expenditures at Woods of Inverness Apartments, respectively. Interest was charged at prime plus 2% and interest expense amounted to approximately $61,000 and $56,000 for the nine months ended September 30, 2007 and 2006, respectively. During the nine months ended September 30, 2007, approximately $786,000 of advances and approximately $81,000 of associated accrued interest was repaid with proceeds from the refinancing of the mortgage encumbering Woods of Inverness Apartments.  During the nine months ended September 30, 2006, approximately $192,000 of advances and approximately $33,000 of associated accrued interest was repaid with cash from operations. There were no amounts due to an affiliate of the Managing General Partner under this credit line at September 30, 2007.



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 Managing General Partner monitors developments in the area of legal and regulatory compliance.  For example, 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.  Capital improvements planned for the Partnership's property are detailed below.



During the nine months ended September 30, 2007, the Partnership completed approximately $663,000 of capital improvements at Woods of Inverness Apartments, consisting primarily of lighting and recreational facility upgrades, floor covering replacement and construction related to the fire as discussed above, which includes the capitalization of construction period interest of approximately $28,000, real estate taxes of approximately $6,000 and other operating costs of approximately $4,000. These improvements were funded from operating cash flow and insurance proceeds. The Partnership regularly evaluates the capital improvement needs of the property. While the Partnership has no material commitments for property improvements and replacements, certain routine capital expenditures are anticipated during 2007. Such capital expenditures will depend on the physical condition of the property as well as anticipated cash flow generated by the property.



Capital improvements will be incurred only if cash is available from operations or from Partnership reserves.  To the extent that 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. On September 21, 2007, the Partnership refinanced the mortgage encumbering Woods of Inverness Apartments. The refinancing replaced the existing mortgage, which at the time of refinancing had a principal balance of $4,139,000, with a new mortgage loan in the principal amount of $5,878,000. The new loan was refinanced under a secured real estate credit facility (Secured Credit Facility) with AEGON USA Realty Advisors, Inc., as agent for Transamerica Occidental Life Insurance Company, which has a maturity of October 1, 2010, with two one-year extension options. The new mortgage requires monthly payments of interest only beginning on November 1, 2007, through the October 1, 2010 maturity date, at which date the entire principal balance of $5,878,000 is due.  The new loan has a variable interest rate of the one-month LIBOR rate plus 0.78% (6.28% per annum at September 30, 2007) and resets monthly.  The variable interest rate may increase to the one-month LIBOR rate plus 0.98% if the debt service coverage ratio of the investment property decreases below a prescribed threshold. The Secured Credit Facility provides mortgage loans on properties owned by other partnerships that are affiliated with the Managing General Partner. The Secured Credit Facility creates separate loans for each property that are not cross-collateralized or cross-defaulted with the other property loans. The loans are prepayable without penalty.  As a condition of the Secured Credit Facility, the lender required AIMCO Properties, L.P., an affiliate of the Managing General Partner, to guarantee the obligations and liabilities of the Partnership with respect to the new mortgage financing. Total capitalized loan costs in connection with the new mortgage were approximately $82,000 and are included in other assets.  Loan costs associated with the previous mortgage were fully amortized.



The Partnership made no distributions to the partners during the nine months ended September 30, 2007 or 2006.  Subsequent to September 30, 2007, the Partnership distributed approximately $650,000 to the partners (approximately $637,000 to the limited partners or $4.90 per Unit) from remaining proceeds from the January 2004 sale of Ralston Place Apartments and proceeds from the September 2007 refinancing of the mortgage encumbering Woods of Inverness Apartments. Future cash distributions will depend on the levels of cash generated from operations, the timing of the debt maturity, property sale and/or refinancing. The Partnerships cash available for distribution is reviewed on a monthly basis.  There can be no assurance, however, that the Partnership will generate sufficient funds from operations, after required capital improvements, to permit additional distributions to its partners during the remainder of 2007 or subsequent periods.



Other



In addition to its indirect ownership of the general partner interests in the Partnership, AIMCO and its affiliates owned 84,899.69 limited partnership units (the "Units") in the Partnership representing 65.34% of the outstanding Units at September 30, 2007.  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 Managing General Partner. As a result of its ownership of 65.34% of the outstanding Units, AIMCO and its affiliates are in a position to influence all voting decisions with respect to the Partnership. However, with respect to 47,488.68 Units, owned by AIMCO IPLP, L.P., an affiliate of the Managing General Partner and of AIMCO, such affiliate is required to vote such Units: (i) against any increase in compensation payable to the Managing General Partner or to its affiliates; and (ii) on all other matters submitted by it or its affiliates, in proportion to the votes cast by third party unitholders. Except for the foregoing, no other limitations are imposed on AIMCO and its affiliates' ability to influence voting decisions with respect to the Partnership. Although the Managing General Partner owes fiduciary duties to the limited partners of the Partnership, the Managing General Partner also owes fiduciary duties to AIMCO as its sole stockholder. As a result, the duties of the Managing General Partner, as managing general partner, to the Partnership and its limited partners may come into conflict with the duties of the Managing General Partner to AIMCO its sole stockholder.



Critical Accounting Policies and Estimates



The consolidated financial statements are prepared in accordance with accounting principles generally accepted in the United States, which require the Partnership to make estimates and assumptions. The Partnership believes that of its significant accounting policies, the following may involve a higher degree of judgment and complexity.



Impairment of Long-Lived Asset



Investment property is recorded at cost, less accumulated depreciation, unless the carrying amount of the asset is not recoverable.  If events or circumstances indicate that the carrying amount of the property may not be recoverable, the Partnership will make an assessment of its recoverability by comparing the carrying amount to the Partnerships estimate of the undiscounted future cash flows, excluding interest charges, of the property.   If the carrying amount exceeds the aggregate undiscounted future cash flows, the Partnership would recognize an impairment loss to the extent the carrying amount exceeds the estimated fair value of the property.



Real property investment is 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, general economic climate; competition from other apartment communities and other housing options; local conditions, such as loss of jobs or an increase in the supply of apartments that might adversely affect apartment occupancy or rental rates; changes in governmental regulations and the related cost of compliance; increases in operating costs (including real estate taxes) due to inflation and other factors, which may not be offset by increased rents; and changes in tax laws and housing laws, including the enactment of rent control laws or other laws regulating multi-family housing.  Any adverse changes in these factors could cause impairment of the Partnerships asset.



Capitalized Costs Related to Redevelopment and Construction Projects



The Partnership capitalizes costs incurred in connection with capital expenditure activities, including redevelopment and construction projects. Costs including interest, property taxes and operating costs associated with redevelopment and construction projects are capitalized during periods in which redevelopment and construction projects are in progress in accordance with Statement of Financial Accounting Standards (SFAS) No. 34, Capitalization of Interest Costs, and SFAS No. 67, Accounting for Costs and the Initial Rental Operations of Real Estate Properties. Included in these capitalized costs are payroll costs associated with time spent by site employees in connection with the planning, execution and control of all capital expenditure activities at the property level.



Revenue Recognition



The Partnership generally leases apartment units for twelve-month terms or less.  The Partnership will offer rental concessions during particularly slow months or in response to heavy competition from other similar complexes in the area.  Rental income attributable to leases, net of any concessions, is recognized on a straight-line basis over the term of the lease.  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.









Item 3.

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 Managing 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 Managing 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 fiscal quarter to which this report relates that have materially affected, or are reasonably likely to materially affect, the Partnerships internal control over financial reporting.













PART II - OTHER INFORMATION





Item 1.

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 Managing 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 Managing 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 captioned Heller v. Insignia Financial Group (the "Heller action") was filed against the same defendants that are named in the Nuanes action. 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 28, 2002, the trial court granted defendants motion to strike the complaint.  Plaintiffs took an appeal from this order.



On January 8, 2003, the parties filed a Stipulation of Settlement in proposed settlement of the Nuanes action and the Heller action. 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 (the Appeal) seeking to vacate and/or reverse the order approving the settlement and entering judgment thereto. On May 4, 2004, the Objector filed a second appeal challenging the courts use of a referee and its order requiring Objector to pay those fees.



On March 21, 2005, the Court of Appeals issued opinions in both pending appeals.  With regard to the settlement and judgment entered thereto, the Court of Appeals vacated the trial courts order and remanded to the trial court for further findings on the basis that the state of the record is insufficient to permit meaningful appellate review.  The matter was transferred back to the trial court on June 21, 2005.  With regard to the second appeal, the Court of Appeals reversed the order requiring the Objector to pay referee fees. With respect to the related Heller appeal, on July 28, 2005, the Court of Appeals reversed the trial courts order striking the first amended complaint.



On August 18, 2005, Objector and his counsel filed a motion to disqualify the trial court based on a peremptory challenge and filed a motion to disqualify for cause on October 17, 2005, both of which were ultimately denied and/or struck by the trial court.  On or about October 13, 2005 Objector filed a motion to intervene and on or about October 19, 2005 filed both a motion to take discovery relating to the adequacy of plaintiffs as derivative representatives and a motion to dissolve the anti-suit injunction in connection with settlement.  On November 14, 2005, Plaintiffs filed a Motion For Further Findings pursuant to the remand ordered by the Court of Appeals. Defendants joined in that motion.  On February 3, 2006, the Court held a hearing on the various matters pending before it and ordered additional briefing from the parties and Objector. On June 30, 2006, the trial court entered an order confirming its approval of the class action settlement and entering judgment thereto after the Court of Appeals had remanded the matter for further findings.  The substantive terms of the settlement agreement remain unchanged.  The trial court also entered supplemental orders on July 1, 2006, denying Objectors Motion to File a Complaint in Intervention, Objectors Motion for Leave of Discovery and Objectors Motion to Dissolve the Anti-Suit Injunction.  Notice of Entry of Judgment was served on July 10, 2006. On August 31, 2006, the Objector filed a Notice of Appeal to the Courts June 30, 2006 and July 1, 2006 orders. On December 14, 2006, Objector filed his Appellants Brief. The Partnership and its affiliates, as well as counsel for the Settlement Class, both filed Respondents Briefs on May 17, 2007.  Objector filed his response on August 3, 2007.  No hearing date has yet been scheduled.



The Managing 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 5.

Other Information



None.



Item 6.

Exhibits



See Exhibit Index.













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.







|                       |                                         
|---------------------- | ----------------------------------------
|                       | CENTURY PROPERTIES FUND XVI             
|                       |                                         
|                       | By:   Fox Capital Management Corporation
|                       | Managing General Partner                
|                       |                                         
|Date: November 8, 2007 | By:   /s/Martha L. Long                 
|                       | Martha L. Long                          
|                       | Senior Vice President                   
|                       |                                         
|Date: November 8, 2007 | By:   /s/Stephen B. Waters              
|                       | Stephen B. Waters                       
|                       | Vice President                          
|                       |                                         
|                       |                                         











CENTURY PROPERTIES FUND XVI



EXHIBIT INDEX



Exhibit Number

Description of Exhibit





2.5

Master Indemnity Agreement incorporated by reference to Current Report on Form 8-K filed by Insignia Financial Group, Inc. with the Securities and Exchange Commission on September 1, 1995.



3.4

Agreement of Limited Partnership incorporated by reference to Exhibit A to the Prospectus of the Registrant dated August 17, 1981 and thereafter supplemented June 25, 1979 included in the Registrant's Registration Statement on Form S-11 (Reg. No. 2-71473).



10.11

Deed of Trust, Security Agreement and Fixture Filing dated September 21, 2007 between Woods of Inverness CPF 16, L.P., a Delaware limited partnership, and Transamerica Occidental Life Insurance Company, an Iowa corporation. (Incorporated by reference to the Partnerships Current Report on Form 8-K dated September 21, 2007)



10.12

Secured Promissory Note dated September 21, 2007 between Woods of Inverness CPF 16, L.P., a Delaware limited partnership, and Transamerica Occidental Life Insurance Company, an Iowa corporation. (Incorporated by reference to the Partnerships Current Report on Form 8-K dated September 21, 2007)



10.13

Carveout Guarantee and Indemnity Agreement dated September 21, 2007 between AIMCO Properties, L.P., a Delaware limited partnership, and Transamerica Occidental Life Insurance Company, an Iowa corporation. (Incorporated by reference to the Partnerships Current Report on Form 8-K dated September 21, 2007)



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 of the equivalent of the Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C.
Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of
2002.