<PAGE>
 
                    U.S. 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, 1997
                                       ------------------


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


        For the transition period from ______________ to ______________


          Commission file number 000-21470
                                 ---------


                    WINDSOR REAL ESTATE INVESTMENT TRUST 8
       -----------------------------------------------------------------
       (Exact name of small business issuer as specified in its charter)


            California                                  33-6109499
  -------------------------------           ---------------------------------
  (State or other jurisdiction of           (IRS Employer Identification No.)
   incorporation or organization)       


               6430 S. Quebec Street, Englewood, Colorado  80111
               -------------------------------------------------
                   (Address of principal executive offices)


                                (303) 741-3707
                          ---------------------------
                          (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  [_]

                                       1
<PAGE>
 
                               TABLE OF CONTENTS

                                    PART I
                                    ------

                                                                            Page
                                                                            ----

Item 1.       Financial Statements                                            3

Item 2.       Management's Discussion and Analysis of Financial Condition
              and Results of Operations                                      10


                                    PART II
                                    -------

Item 6.       Exhibits and Reports on Form 8-K                               14

              SIGNATURE

                                       2
<PAGE>
 
                    WINDSOR REAL ESTATE INVESTMENT TRUST 8
                    --------------------------------------
                                 BALANCE SHEET
                                 -------------
                                  (unaudited)


<TABLE> 
<CAPTION> 
                                                           September 30, 1997
                                                           ------------------
<S>                                                        <C>
ASSETS
------
 
Property held for investment:
  Land                                                        $ 1,564,200
  Buildings and improvements                                    2,953,000
  Fixtures and equipment                                           57,000
                                                              -----------

                                                                4,574,200
Less accumulated depreciation                                    (623,900)
                                                              -----------
 
                                                                3,950,300
 
Investments in joint ventures                                     862,100
Cash and cash equivalents                                          96,800
Deferred financing costs                                           56,200
Other assets                                                      107,600
                                                              -----------
 
                                                              $ 5,073,000
                                                              ===========

LIABILITIES AND SHAREHOLDERS' EQUITY
------------------------------------
 
Liabilities:
  Mortgage note payable                                       $ 2,050,000
  Accounts payable                                                  2,900
  Accrued expenses                                                 57,600
  Tenant deposits and other liabilities                                --
  Due to Advisor                                                   95,600
                                                              -----------

                                                                2,206,100
                                                              -----------
Shareholders' equity:
  Preferred shares of beneficial interest, no par value,
    unlimited shares authorized; 98,073 shares issued
    and outstanding                                             2,121,700
  
  Common shares of beneficial interest, no par value,
    unlimited shares authorized; 90,169 shares issued
    and outstanding                                             1,922,900
 
  Cumulative net loss                                             (60,700)
 
  Cumulative distributions                                     (1,117,000)
                                                              -----------
 
                                                                2,866,900
                                                              -----------
 
                                                              $ 5,073,000
                                                              ===========
</TABLE>

                See accompanying notes to financial statements.

                                        3
<PAGE>
 
                    WINDSOR REAL ESTATE INVESTMENT TRUST 8
                    --------------------------------------
                           STATEMENTS OF OPERATIONS
                           ------------------------
                                  (unaudited)

<TABLE>
<CAPTION>
 
                                             Three Months Ended September 30,
                                             --------------------------------
 
                                                  1997              1996
                                             --------------    --------------
 
<S>                                          <C>               <C>
REVENUES
--------
 
Rent and utilities                              $222,000          $294,800
Equity in earnings of joint ventures              (8,500)            3,200
Interest                                           1,500             2,400
Other                                              2,300             4,200
                                                --------          --------
 
                                                 217,300           304,600
                                                --------          --------
 
COSTS AND EXPENSES
------------------
 
Property operating                               107,400           168,600
Interest                                          47,700            74,500
Depreciation                                      40,800            67,000
Advisory fee                                       8,700            20,100
General and administrative:
  Related parties                                  6,600             7,700
  Other                                            7,300             7,900
                                                --------          --------
 
                                                 218,500           345,800
                                                --------          --------
 
Net gain (loss)                                 $ (1,200)         $(41,200)
                                                ========          ========
 
Net loss attributable to common shares          $   (700)         $(19,800)
                                                ========          ========
 
Net loss per common share                       $  (0.01)         $  (0.22)
                                                ========          ======== 
 
Dividends per common share                      $   0.37          $   0.37
                                                ========          ========
</TABLE>

                See accompanying notes to financial statements.
                                                                               

                                       4
<PAGE>
 
                    WINDSOR REAL ESTATE INVESTMENT TRUST 8
                    --------------------------------------
                           STATEMENTS OF OPERATIONS
                           ------------------------
                                  (unaudited)
 
<TABLE> 
<CAPTION> 
                                              Nine Months Ended September 30,
                                             ---------------------------------
 
                                                  1997               1996
                                             --------------     --------------
 
<S>                                          <C>                <C>
REVENUES
--------
 
Rent and utilities                               $735,300          $855,500
Equity in earnings of joint ventures              (22,300)           19,500
Interest                                            4,500             7,400
Other                                               9,000            11,500
                                                 --------          --------
 
                                                  726,500           893,900
                                                 --------          --------
 
COSTS AND EXPENSES
------------------
 
Property operating                                351,900           440,200
Interest                                          179,500           224,900
Depreciation                                      122,300           201,600
Advisory fee                                       37,500            60,300
General and administrative:
  Related parties                                  26,600            21,900
  Other                                            26,800            27,000
                                                 --------          --------
 
                                                  744,600           975,900
                                                 --------          --------
 
Net loss                                         $(18,100)         $(82,000)
                                                 ========          ========
 
Net loss attributable to common shares           $ (8,900)         $(39,300)
                                                 ========          ========
 
Net loss per common share                        $  (0.10)         $  (0.44)
                                                 ========          ========
 
Dividends per common share                       $   1.12          $   1.12
                                                 ========          ========
</TABLE>

                See accompanying notes to financial statements.

                                       5
<PAGE>
 
                    WINDSOR REAL ESTATE INVESTMENT TRUST 8
                    --------------------------------------
                           STATEMENTS OF CASH FLOWS
                           ------------------------
                                  (unaudited)

<TABLE> 
<CAPTION> 
                                                Nine Months Ended September 30,
                                               ---------------------------------
                                                    1997               1996
                                               --------------     --------------
<S>                                            <C>                <C>
Cash flows from operating activities:
 Net loss                                        $ (18,100)         $ (82,000)
 Adjustments to reconcile net loss to
  net cash provided by operating activities:
    Depreciation                                   122,300            201,600
    Equity in earnings of joint ventures            22,300            (19,500)
    Joint ventures' cash distributions                                 19,500
    Amortization of deferred financing costs        10,200             12,700
    Loss on sale of property                         3,000             18,400
 
  Changes in operating assets and liabilities:
    Other assets                                    23,600              2,500
    Accounts payable                               (11,800)             3,900
    Accrued expenses                                 7,400             18,900
    Tenant deposits and other liabilities          (19,700)            (8,500)
    Due to Advisor                                 (59,900)            60,400
                                                 ---------          ---------
 
Net cash provided by operating activities           79,300            227,900
                                                 ---------          ---------
 
Cash flows from investing activities:
  Proceeds from sale of property                   392,900              7,700
  Increase in property                             (42,600)           (50,100)
  Investment in joint ventures                     (14,600)                 0
  Joint venture cash distributions                                     10,500
                                                 ---------          ---------
 
Net cash provided by (used in) investing
 activities                                        335,700            (31,900)
                                                 ---------          ---------
 
Cash flows from financing activities:
  Repayment of due to affiliate                   (241,300)                --
  Dividends paid                                  (211,800)          (211,800)
  Repayment of mortgage notes payable               (7,100)           (15,100)
                                                 ---------          ---------
 
Net cash used in financing activities             (460,200)          (226,900)
                                                 ---------          ---------
 
Net increase (decrease) in cash and cash
 equivalents                                       (45,200)           (30,900)
Cash and cash equivalents at beginning of
 period                                            142,000            266,200
                                                 ---------          ---------
 
Cash and cash equivalents at end of period       $  96,800          $ 235,300
                                                 =========          =========
Supplemental disclosure of cash flow
 information:
  Cash paid during the period for:
    Interest (none capitalized)                  $ 178,100          $ 213,800
                                                 =========          =========
</TABLE> 

                See accompanying notes to financial statements.

                                       6
<PAGE>
 
                    WINDSOR REAL ESTATE INVESTMENT TRUST 8
                    --------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------


NOTE 1.  BASIS OF PRESENTATION
         ---------------------

The balance sheet at September 30, 1997 and the related statements of operations
for the three and nine months ended September 30, 1997 and 1996 and the
statements of cash flows for the nine months ended September 30, 1997 and 1996
are unaudited.  However, in the opinion of the Advisor, they contain all
adjustments, of a normal recurring nature, necessary for a fair presentation of
such financial statements.  Interim results are not necessarily indicative of
results for a full year.

The financial statements and notes are presented as permitted by Form 10-QSB and
do not contain certain information included in the Trust's annual financial
statements and notes.

NOTE 2.  INVESTMENTS IN JOINT VENTURES
         -----------------------------

In February 1997, the Trust purchased an 11% interest in the Apache East Estates
and Denali Park Estates manufactured home communities located in Phoenix,
Arizona.  The remaining interests in the communities were purchased by
affiliated entities.  The Trust's cost of its equity interest in the communities
was $241,300.  In connection with the purchase, the joint venture obtained a
$3,040,000 loan, collateralized by the communities.  The Trust's share of this
loan is $334,400.  The Trust also obtained a $241,300 advance from an affiliated
entity to fund its investment.  The $3,040,000 loan initially bears interest at
8.375%.  In March 2000 and March 2003, the interest rate adjusts to the yield on
the 3-year Treasury Note plus 2.2% and the loan is due in March 2006.  The
$241,300 advance from affiliate bears interest at prime plus 2% and was repaid
in April 1997.

The Trust's investments in joint ventures consist of interests in three
manufactured home communities at September 30, 1997.  The combined condensed
results of operations of the joint venture properties (including Apache East
Estates and Denali Park Estates since their purchase) for the nine months ended
September 30, 1997 and 1996 follows:

<TABLE>
<CAPTION>
                                      1997            1996
                                  ------------    ------------
<S>                               <C>             <C>
Total revenues                     $ 792,500        $450,500
                                   ---------        --------
 
Expenses:
  Property operating                 468,500         239,100
  Interest                           279,200         108,300
  Depreciation                       173,600          54,200
                                   ---------        --------
 
                                     912,300         401,600
                                   ---------        --------
 
Net income                         $(119,800)       $ 48,900
                                   =========        ========
</TABLE>

                                       7
<PAGE>
 
NOTE 3.  NET LOSS PER COMMON SHARE
         -------------------------

Net loss per common share is calculated using the two class method and is based
on the weighted average number of common shares outstanding during the period
and the net loss allocated to the common shareholders.  The weighted average
number of common shares outstanding during the three and nine months ended
September 30, 1997 and 1996 was 90,169.

NOTE 4.  RELATED PARTY TRANSACTIONS
         --------------------------

The Advisor is entitled to receive from the Trust various fees and compensation
which are summarized as follows:

Operational Stage
-----------------

For management of the Trust's business, the Advisor earns an advisory fee of 1%
of invested assets and .5% of uninvested assets.  The fee is subject to
limitation if the Trust's total operating expenses (as defined) for the year
exceed the greater of 2% of the Trust's average invested assets or 25% of the
Trust's net income.  The fee is also subordinated to preferred shareholders
receiving a minimum of 6% and a maximum of 7% annual cumulative dividend, and to
common shareholders receiving a 6% annual noncumulative dividend.  During the
three and nine months ended September 30, 1997, the Trust accrued advisory fees
of $8,700 and $37,500, respectively, and $20,100 and $60,300 for the three and
nine months ended September 30, 1996, respectively.

The Trust reimburses The Windsor Corporation for certain direct expenses, and
employee, executive and administrative time incurred on the Trust's behalf.  The
Trust was charged $6,800 and $9,300 for such costs during the three months ended
September 30, 1997 and 1996, respectively; and $26,700 and $26,500 for the nine
months ended September 30, 1997 and 1996, respectively.  These costs are
included in property operating and general and administrative expenses in the
accompanying Statements of Operations.

Liquidation Stage
-----------------

During the Trust's liquidation stage, the total compensation paid to all persons
for the sale of Trust properties is limited to competitive real estate brokerage
fees, not to exceed 6% of the contract price for the sale of the property.  The
Advisor may receive up to one-half of the competitive real estate brokerage
fees, not to exceed 3%, if it provides a substantial amount of the services in
the sales effort.  No commissions were paid to the Advisor during the three and
nine months ended September 30, 1997 and 1996.

The Advisor also receives 15% of cash distributions from the sale or financing
of Trust properties.  The participation is subordinated to preferred
shareholders receiving a return of capital plus an 8% per annum cumulative, non-
compounded return; and to common stockholders receiving a return of capital plus
a 10% per annum cumulative, non-compounded return.  Returns are computed on a
property-by-property basis.

NOTE 5.  PROPERTY HELD FOR SALE
         ----------------------

In April 1997, the Trust sold the Griffwood manufactured home community for
approximately $1,882,000 (net of closing costs of $54,200 and a $60,800 real
estate commission paid to an

                                       8
<PAGE>
 
unrelated third party). In connection with the sale, $188,000 of sales proceeds
were retained by the purchaser, a non-profit Co-Op formed by the residents of
the community for the purpose of purchasing Griffwood. These proceeds, which are
non-interest bearing, will be remitted to the Trust as additional shares of the
Co-Op are sold, but in no event later than April 2002. The Trust has deferred an
accounting gain on sale of approximately $112,400, pending the receipt of
additional sales proceeds. The deferred gain is netted against the receivable
from the seller and included with other assets on the accompanying Balance
Sheet.

Also, in connection with the sale, the Trust repaid a $1.3 million mortgage note
payable.

The following proforma information assumes the sale of the Griffwood community
occurred on January 1, 1996.

<TABLE>
<CAPTION>
                               Three Months Ended          Nine Months Ended
                                  September 30,              September 30,
                            ------------------------   ------------------------
 
                                1997        1996           1997        1996
                            ------------ -----------   ------------ -----------

<S>                         <C>          <C>           <C>          <C>
Revenues                      $217,300    $223,400       $631,900    $650,400
                              ========    ========       ========    ========
 
(Loss) income from
  continuing operations       $   (300)   $(46,900)      $ (7,400)   $ 94,600
                              ========    ========       ========    ========
 
(Loss) income from
  continuing operations
  per common share            $   0.00    $  (0.25)      $  (0.04)   $   0.50
                              ========    ========       ========    ========
</TABLE>

                                       9
<PAGE>
 
                    WINDSOR REAL ESTATE INVESTMENT TRUST 8
                    --------------------------------------
               MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
               -------------------------------------------------
                      CONDITION AND RESULTS OF OPERATIONS
                      -----------------------------------


Changes in Financial Condition
------------------------------

September 30, 1997 as compared to December 31, 1996
---------------------------------------------------

The Trust's primary sources of cash during the nine months ended September 30,
1997 were from the operations of its investment properties, proceeds from the
sale of an investment property, and an advance from an affiliated entity.  The
primary uses of cash during the same period were for the repayment of a mortgage
note payable and an advance from an affiliated entity, cash dividends, and debt
service.

In February 1997, the Trust purchased an 11% interest in the Apache East Estates
and Denali Park Estates manufactured home communities located in Phoenix,
Arizona.  The Trust's cost of its equity interest in the communities was
$241,300.  In connection with the purchase, the joint venture obtained a
$3,040,000 loan, collateralized by the communities.  The Trust's share of this
loan is $334,400.  The Trust also obtained a $241,300 advance from an affiliated
entity to fund its investment.  The $3,040,000 loan initially bears interest at
8.375%.  In March 2000 and March 2003, the interest rate adjusts to the yield on
the 3-year Treasury Note plus 2.2% and the loan is due in March 2006. The
$241,300 advance from affiliate bears interest at prime plus 2% and was repaid
in April 1997.

In April 1997, the Trust sold the Griffwood manufactured home community for
approximately $1,882,000 (net of closing costs of $54,200 and a $60,800 real
estate commission paid to an unrelated third party).  In connection with the
sale, $188,000 of sales proceeds were retained by the purchaser, a non-profit
Co-Op formed by the residents of the community for the purpose of purchasing
Griffwood.  These proceeds, which are non-interest bearing, will be remitted to
the Trust as additional shares of the Co-Op are sold, but in no event later than
April 2002.  The proceeds from the sale were used to repay a mortgage note
payable and the advance from an affiliated entity, and to replenish cash
reserves.

The Advisor considered the sale of the Griffwood community to be in the best
interests of the shareholders as it was becoming increasingly difficult to
maintain occupancy at the community due to its smaller homesites, which could
not accommodate the larger homes which were primarily being sold in the area.
It was felt that the investment in the Phoenix communities provided a much
better return potential to shareholders.

At September 30, 1997, the Trust's total mortgage debt, including its
proportionate share of joint venture debt, was $3,024,400, consisting entirely
of variable rate debt.  The average rate of interest on the variable rate debt
was 8.7% at September 30, 1997.  Approximately, $1.3 million of mortgage debt
was repaid in April 1997 in connection with the sale of the Griffwood community,
as discussed previously.

The future sources of cash for the Trust will be provided from property
operations, cash reserves, and ultimately from the sale of property.  The future
uses of cash will be for property and Trust operations, debt service and cash
dividends to shareholders.  The Advisor believes that the future

                                       10
<PAGE>
 
sources of cash are sufficient to meet the working capital requirements of the
Trust for the foreseeable future.

                                       11
<PAGE>
 
Results of Operations
---------------------

Nine months ended September 30, 1997 as compared to nine months ended September
-------------------------------------------------------------------------------
30, 1996
--------

The results of operations for the nine months ended September 30, 1997 and 1996
are not directly comparable due to the purchase of interests in the Apache East
Estates and Denali Park Estates manufactured home communities in February 1997
and due to the sale of the Griffwood manufactured home community in April 1997.
The Trust incurred net losses of $18,100 and $82,000 for the nine months ended
September 30, 1997 and 1996, respectively.  The net loss per common share was
$0.01 in 1997 compared to $0.44 in 1996.

As a result of the sale of the Griffwood community, all major revenue and
expense categories decreased in 1997, specifically, rent and utilities revenues,
property operating costs, interest and depreciation.

The overall occupancy of the Trust's two wholly-owned properties was 98% at
September 30, 1997 compared to 94% for three properties at September 30, 1996.
Recent rent increases implemented include $7 per month at West Star effective
January 1997 and $11 per month at El Frontier effective August 1996.

Equity in earnings of joint ventures represents the Trust's share of the net
income of three joint venture properties in 1997 and one joint venture property
in 1996 (as discussed previously, two joint venture interests were acquired in
February 1997).  Equity in earnings of joint ventures decreased from $19,500 in
1996 to a $22,300 loss in 1997.  As projected, the Apache East Estates and
Denali Park Estates have incurred book losses since their acquisition, which has
contributed to the decrease in equity in earnings of joint ventures in 1997.
However, after adding back noncash depreciation expense, these properties are
generating cash flow to the Trust as expected.  Also contributing to the lower
equity in earnings of joint ventures is the Long Lake Village community where
occupancy and revenues are lower in 1997.  This decrease is due to a number of
lower quality non-owner occupied homes which were removed from the property in
1996 in an effort to upgrade the resident profile and the long-term value of the
community.  The property is currently being marketed aggressively to higher
quality owner-occupied homes.  A $10 per month rent increase was implemented in
January 1997.

Interest income decreased from $7,400 in 1996 to $4,500 in 1997 due mainly to
lower cash balances maintained by the Trust.

Interest expense decreased from $224,900 in 1996 to $179,500 in 1997 due mainly
to the repayment of a $1.3 million mortgage note in connection with the sale of
Griffwood in April 1997.

Advisory fee expense represents a fee payable to the Advisor for management of
the Trust's business.  The fee is computed based on invested and uninvested
asset levels and is subject to certain subordination provisions.  Advisory fee
expense decreased from $60,300 in 1996 to $37,500 in 1997, due to a lower
invested asset level subsequent to the sale of the Griffwood community, and due
to certain subordination provisions.

General and administrative expenses increased from $48,900 in 1996 to $53,400 in
1997 due mainly to higher employee time charges from the Advisor.

Three months ended September 30, 1997 as compared to three months ended
-----------------------------------------------------------------------
September 30, 1996
------------------

                                       12
<PAGE>
 
The results of operations for the three months ended September 30, 1997 and 1996
are not directly comparable due to the purchase of interests in the Apache East
Estates and Denali Park Estates manufactured home communities in February 1997
and due to the sale of the Griffwood manufactured home community in April 1997.
The Trust incurred net loss of $1,200 and a net loss $41,200 for the three
months ended September 30, 1997 and 1996, respectively.  The net loss per common
share was $0.01 in 1997 compared to a net loss of $0.22 in 1996.

As a result of the sale of the Griffwood community, all major revenue and
expense categories decreased in 1997, specifically, rent and utilities revenues,
property operating costs, interest and depreciation.

Equity in earnings of joint ventures represents the Trust's share of the net
income of three joint venture properties in 1997 and one joint venture property
in 1996 (as discussed previously, two joint venture interests were acquired in
February 1997).  Equity in earnings of joint ventures decreased from $3,200 in
1996 to a $8,500 loss in 1997, for the reasons discussed previously.

Interest income decreased from $2,400 in 1996 to $1,500 in 1997, due mainly to
lower cash balances maintained by the Trust.

Interest expense decreased from $74,500 in 1996 to $47,700 in 1997, due mainly
to the repayment of a $1.3 million mortgage note payable in connection with the
sale of the Griffwood community.

Advisory fee expense represents a fee payable to the Advisor for management of
the Trust's business. The fee is computed based on invested and uninvested asset
levels and is subject to certain subordination provisions. Advisory fee expense
decreased from $20,100 in 1996 to $8,700 in 1997 due to a lower invested asset
level subsequent to the sale of the Griffwood community in April 1997, and due
to certain subordination provisions.

General and administrative expenses decreased from $15,600 in 1996 to $13,900 in
1997 due mainly to lower employee time charges from the Advisor.

                                       13
<PAGE>
 
                                    PART II
                                    -------

Item 6.  EXHIBITS AND REPORTS ON FORM 8-K
         --------------------------------

   a)        Exhibits and Index of Exhibits

                 11)  Computation of Net Loss Per Common Share

                 27)  Financial Data Schedule

   b)        Reports on Form 8-K

             A Form 8-K/A (dated April 28, 1997) was filed with regards to the
             Trust's acquisition of interests in the Apache East Estates and
             Denali Park Estates manufactured home communities located in
             Phoenix, Arizona, and with regards to the Trust's sale of the
             Griffwood manufactured home community located in Leesburg, Florida.

             The items reported in this current report were Item 2 (acquisition
             or disposition of assets) and Item 7 (financial statements,
             proforma financial information and exhibits).

             A summary of the financial information included in the report
             follows:

             a)   Financial Statements and Proforma Financial Information of
                  Apache East Estates and Denali Park Estates Manufactured Home
                  Communities.

             b)   Proforma Financial Information of Windsor Real Estate
                  Investment Trust 8.

                                       14
<PAGE>
 
                                   SIGNATURE


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.


                                 WINDSOR REAL ESTATE INVESTMENT TRUST 8
                                 --------------------------------------
                                              (Registrant)



                                 By  /s/ Steven G. Waite
                                     ----------------------------------
                                     STEVEN G. WAITE
                                     President


Date:  November 14, 1997

                                       16