FORM 10-Q
                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549

                     Quarterly Report Under Section 13 or 15(d)
                       of the Securities Exchange Act of 1934


For Quarter ended                     September 30, 1998
                      ----------------------------------------------------
Commission file number                     0-11068
                      ----------------------------------------------------




                         SIERRA PACIFIC DEVELOPMENT FUND
                             (A LIMITED PARTNERSHIP)


        State of California                        95-3643693
-------------------------------------  -----------------------------------
  (State or other jurisdiction of       (I.R.S. Employer Identification
   incorporation or organization)                   Number)


     5850 San Felipe, Suite 450
           Houston, Texas                            77057
-------------------------------------  -----------------------------------
  (Address of principal executive                  (Zip Code)
              offices)           



Registrant's telephone
number, including area code:                (713) 706-6271
                              -----------------------------------------------


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>
                         PART I - FINANCIAL INFORMATION

ITEM 1.     FINANCIAL STATEMENTS

The following financial statements are submitted in the next pages:

                                                                           PAGE
                                                                          NUMBER

Consolidated Balance Sheets - September 30, 1998 and December 31, 1997      4

Consolidated Statements of Operations - For the Nine Months Ended 
September 30, 1998 and 1997 and for the Three Months Ended September 
30, 1998 and 1997                                                           5

Consolidated Statements of Changes in Partners' Equity - From February 
13, 1981 (inception of Partnership) to December 31, 1997 and For the 
Nine Months Ended September 30, 1998                                        6 

Consolidated Statements of Cash Flows - For the Nine Months Ended
September 30, 1998 and 1997                                                 7

Notes to Consolidated Financial Statements                                  8


ITEM 2.     MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
            CONDITION AND RESULTS OF OPERATIONS

(a)         OVERVIEW

The following discussion should be read in conjunction with the Partnership's
Consolidated Financial Statements and Notes thereto appearing elsewhere in this
Form 10-Q.

The Partnership currently owns a 90.67% interest in the Sierra Creekside
Partnership, which operates the Sierra Creekside property.

(b)         RESULTS OF OPERATIONS

Rental income for the nine months ended September 30, 1998 increased by
$148,000, or 27%, when compared to the corresponding period in the prior year.
This increase was primarily the result of a lease buy-out negotiated in May
1998. The majority of the vacated space was re-leased in the second quarter at a
higher rental rate. Rental income for the three months ended September 30, 1998
increased by $13,000, or 6%, principally due to the higher rental rates. The
Property was 96% occupied at September 30, 1998.

                                       2
<PAGE>
Operating expenses for the nine months ended September 30, 1998 decreased by
$20,000, or 5%, when compared to the same period in the prior year, principally
due to a decrease in maintenance and repair costs. This decrease was partially
offset by higher utility expenses incurred during the period. Operating expenses
for the three months ended September 30, 1998 decreased by $6,000, or 5%,
primarily due to the decrease in maintenance and repair costs.

Depreciation and amortization expenses for the nine months ended September 30,
1998 decreased by $37,000, or 12%, primarily due to fully depreciated tenant
improvements. Depreciation and amortization expenses for the three months ended
September 30, 1998 increased by $7,000, or 8%, principally due to amortization
expenses associated with additional leasing costs.


(c)         LIQUIDITY AND CAPITAL RESOURCES

The Partnership is in an illiquid position at September 30, 1998 with cash of
$71,000 and current liabilities of $100,000. A source of cash is available
through advances from the minority owner of the property, Sierra Mira Mesa
Partners.

The Partnership's primary capital requirements will be for the construction of
new tenant space. It is anticipated that these requirements will be funded from
the operations of the Property.

                                       3
<PAGE>
                         SIERRA PACIFIC DEVELOPMENT FUND
                             (A Limited Partnership)

                           CONSOLIDATED BALANCE SHEETS
                    September 30, 1998 and December 31, 1997

--------------------------------------------------------------------------------

                                                      September 30, December 31,
                                                          1998          1997
                                                       ----------   ------------
ASSETS
                                                                           
Cash and cash equivalents ........................     $   71,249     $   87,192
Receivables:
  Unbilled rent ..................................         45,566         71,309
  Billed rent ....................................              0          1,653
Due from affiliates ..............................        122,416         26,916
Income-producing property -net of
  accumulated depreciation and valuation
  allowance of $3,163,004 and $2,956,254
  respectively ...................................      2,841,374      2,980,756
Other assets .....................................        273,519        268,624
                                                       ----------     ----------

Total Assets .....................................     $3,354,124     $3,436,450
                                                       ==========     ==========

LIABILITIES AND PARTNERS' EQUITY

Accrued and other liabilities ....................     $  100,422     $  100,512
Note payable .....................................      1,731,463      1,763,420
                                                       ----------     ----------

Total Liabilities ................................      1,831,885      1,863,932
                                                       ----------     ----------

Minority interest in consolidated
   joint venture .................................         20,819         25,510
                                                       ----------     ----------

Partners' equity:
  General Partner ................................              0              0
  Limited Partners:
       30,000 units authorized,
       29,354 issued and
       outstanding ...............................      1,501,420      1,547,008
                                                       ----------     ----------

Total Partners' equity ...........................      1,501,420      1,547,008
                                                       ----------     ----------

Total Liabilities and Partners' equity ...........     $3,354,124     $3,436,450
                                                       ==========     ==========
                                                                                
                                   Unaudited
                             See Accompanying Notes
                                       4
<PAGE>
                         SIERRA PACIFIC DEVELOPMENT FUND
                             (A Limited Partnership)

                      CONSOLIDATED STATEMENTS OF OPERATIONS
              For the Nine Months Ended September 30, 1998 and 1997
           and for the Three Months Ended September 30, 1998 and 1997
<TABLE>
<CAPTION>
------------------------------------------------------------------------------------------------------------------------------------

                                                                     Nine Months Ended                      Three Months Ended
                                                                        September 30,                         September 30,
                                                                 ----------------------------          ----------------------------
                                                                    1998               1997               1998              1997
                                                                 ---------          ---------          ---------          ---------
<S>                                                              <C>                <C>                <C>                <C>      
REVENUES:                                                                                                               
  Rental income ........................................         $ 706,189          $ 557,954          $ 216,120          $ 202,971
                                                                 ---------          ---------          ---------          ---------

          Total revenues ...............................           706,189            557,954            216,120            202,971
                                                                 ---------          ---------          ---------          ---------

EXPENSES:
  Operating expenses ...................................           357,587            377,391            123,719            130,086
  Depreciation and amortization ........................           281,037            317,878             96,379             89,503
  Interest .............................................           117,844            120,606             39,040             39,981
                                                                 ---------          ---------          ---------          ---------

          Total costs and expenses .....................           756,468            815,875            259,138            259,570
                                                                 ---------          ---------          ---------          ---------


LOSS BEFORE MINORITY INTEREST'S
  SHARE OF CONSOLIDATED JOINT
  VENTURE LOSS .........................................           (50,279)          (257,921)           (43,018)           (56,599)
                                                                 ---------          ---------          ---------          ---------

MINORITY INTEREST'S SHARE OF
  CONSOLIDATED JOINT VENTURE LOSS ......................             4,691             12,793              4,014              2,807
                                                                 ---------          ---------          ---------          ---------

NET LOSS ...............................................         $ (45,588)         $(245,128)         $ (39,004)         $ (53,792)
                                                                 =========          =========          =========          =========

Net loss per limited partnership unit ..................         $   (1.55)         $   (8.35)         $   (1.33)         $   (1.83)
                                                                 =========          =========          =========          =========
</TABLE>

                                   Unaudited
                             See Accompanying Notes
                                       5
<PAGE>
                         SIERRA PACIFIC DEVELOPMENT FUND
                             (A Limited Partnership)

             CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' EQUITY
     From February 13, 1981 (Inception of Partnership) to December 31, 1997
                and for the Nine Months Ended September 30, 1998

--------------------------------------------------------------------------------


<TABLE>
<CAPTION>
                                                                                          
                                                Limited Partners                           Total    
                                        ----------------------------       General        Partners'  
                                            Per Unit         Total         Partner         Equity
                                        ------------    ------------    ------------    ------------
<S>                                     <C>             <C>                             <C>         
Proceeds from sale of
  partnership units .................   $     500.00    $ 14,677,000                    $ 14,677,000
Underwriting commissions
  and other organization expenses ...         (60.29)     (1,769,862)                     (1,769,862)
Cumulative net income (loss)
  (to December 31, 1997) ............        (220.26)     (6,465,657)   $     14,600      (6,451,057)
Cumulative distributions
  (to December 31, 1997) ............        (166.75)     (4,894,473)        (14,600)     (4,909,073)
                                        ------------    ------------    ------------    ------------

Partners' equity - January 1, 1998 ..          52.70       1,547,008               0       1,547,008
Net loss ............................          (1.55)        (45,588)                        (45,588)
                                        ------------    ------------    ------------    ------------

Partners' equity - September 30, 1998   $      51.15    $  1,501,420    $          0    $  1,501,420
                                        ============    ============    ============    ============  
</TABLE>

                                   Unaudited
                             See Accompanying Notes
                                       6
<PAGE>
                         SIERRA PACIFIC DEVELOPMENT FUND
                             (A LIMITED PARTNERSHIP)

                      CONSOLIDATED STATEMENTS OF CASH FLOWS
              For the Nine Months Ended September 30, 1998 and 1997

-------------------------------------------------------------------------------

                                                              1998        1997
                                                          ---------   ---------

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net loss ............................................   $ (45,588)  $(245,128)
  Adjustments to reconcile net loss
  to cash provided by operating activities:
    Depreciation and amortization .....................     281,037     317,878
    Minority interest's share of consolidated
      joint venture loss ..............................      (4,691)    (12,793)
    Decrease (increase) in rent receivable ............      27,396      (6,038)
    Increase in other assets ..........................     (68,083)    (20,766)
    Decrease in accrued and other liabilities .........         (90)    (10,570)
                                                          ---------   ---------

    Net cash provided by operating activities .........     189,981      22,583
                                                          ---------   ---------

CASH FLOWS FROM INVESTING ACTIVITIES:
    Payments for property additions ...................     (78,467)    (77,930)
                                                          ---------   ---------

    Net cash used in investing activities .............     (78,467)    (77,930)
                                                          ---------   ---------

CASH FLOWS FROM FINANCING ACTIVITIES:
    Principal payments on note payable ................     (31,957)    (29,217)
    Loan to affiliate .................................     (95,500)          0
    Loan from affiliate ...............................           0      83,500
                                                          ---------   ---------

    Net cash (used in) provided by financing activities    (127,457)     54,283
                                                          ---------   ---------

NET DECREASE IN CASH
   AND CASH EQUIVALENTS ...............................     (15,943)     (1,064)

CASH AND CASH EQUIVALENTS
    Beginning of period ...............................      87,192      55,629
                                                          ---------   ---------

CASH AND CASH EQUIVALENTS
    End of period .....................................   $  71,249   $  54,565
                                                          =========   =========



SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION:

   Cash paid during the period for interest ...........   $ 118,084   $ 120,825
                                                          =========   =========

                                   Unaudited
                             See Accompanying Notes
                                       7
<PAGE>
                         SIERRA PACIFIC DEVELOPMENT FUND
                             (A LIMITED PARTNERSHIP)

                  NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
   ------------------------------------------------------------------------

1.    ORGANIZATION

In February 1994, the Partnership created a general partnership (Sierra
Creekside Partners) with Sierra Mira Mesa Partners ("SMMP") to facilitate cash
contributions by SMMP for the continued development and operation of the Sierra
Creekside property. The Partnership Agreement of Sierra Creekside Partners (the
"Agreement") was amended effective January 1, 1995 to consider both
contributions and distributions when calculating each partners' percentage
interest at January 1 of each year as called for by the Agreement. Accordingly,
on January 1, 1998, the Partnership's interest in Sierra Creekside Partners was
decreased from 95.04% to 90.67% to reflect 1997 contributions and distributions.

2.    BASIS OF FINANCIAL STATEMENTS

The accompanying unaudited consolidated condensed financial statements include
the accounts of the Partnership and Sierra Creekside Partners, a majority owned
joint venture at September 30, 1998. All significant intercompany balances and
transactions have been eliminated in consolidation.

In the opinion of the Partnership's management, these unaudited financial
statements reflect all adjustments which are necessary for a fair presentation
of its financial position at September 30, 1998 and results of operations and
cash flows for the periods presented. All adjustments included in these
statements are of a normal and recurring nature. These financial statements
should be read in conjunction with the financial statements and notes thereto
contained in the Annual Report of the Partnership for the year ended December
31, 1997.

3.    RELATED PARTY TRANSACTIONS

In 1994, all of the common stock of TCP, Inc. was purchased by Finance Factors,
Inc. from Carlsberg Management Company ("CMC"). TCP, Inc. owns all of the common
stock of S-P Properties, Inc., the General Partner of the Partnership. CMC
continued to manage the affairs of the Partnership through March 31, 1995.



                                    UNAUDITED
                                        8
<PAGE>
Sierra Pacific Development Fund
Notes to Consolidated Financial Statements
Page two

Included in the financial statements for the nine months ended September 30,
1998 and 1997 are affiliate transactions as follows:

                                              September 30
                                         -----------------------
                                            1998       1997
                                         -----------------------
            Management fees               $  32,620    $ 22,208
            Administrative fees              27,189      26,305
            Leasing fees                     35,485      17,015
            Construction fees                 6,209       8,943


4.    PARTNERS' EQUITY

Equity and net loss per limited partnership unit is determined by dividing the
Limited Partners' share of the Partnership's equity and net loss by the number
of limited partnership units outstanding, 29,354.


                                    UNAUDITED
                                       9
<PAGE>
PART II  -  OTHER INFORMATION

ITEM  6.    EXHIBITS AND REPORTS ON FORM 8-K

(a)   Exhibits

      The following Exhibits are filed herewith pursuant to Rule 601 of
Regulation S-K.

 Exhibit
 Number      Description of Exhibit
----------   -----------------------------
       27    Financial Data Schedule


(b)   Reports on Form 8-K

      None



                                   SIGNATURES

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



                           SIERRA PACIFIC DEVELOPMENT FUND
                           a Limited Partnership
                           S-P PROPERTIES, INC.
                           General Partner

Date:  NOVEMBER 10, 1998  /s/ THOMAS N. THURBER
                          Thomas N. Thurber
                          President and Director

Date:  NOVEMBER 10, 1998  /s/ G. ANTHONY EPPOLITO
                          G. Anthony Eppolito
                          Chief Accountant





                                       10