UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549

                           FORM 10-QSB

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

           For the Quarter Ended:  September 30, 2003

                Commission file number:  0-17467


            AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP
(Exact Name of Small Business Issuer as Specified in its Charter)


      State of Minnesota                   41-1603719
(State or other Jurisdiction of         (I.R.S. Employer
Incorporation or Organization)        Identification No.)


    30 East 7th Street, Suite 1300, St. Paul, Minnesota 55101
             (Address of Principal Executive Offices)

                          (651) 227-7333
                   (Issuer's telephone number)


                         Not Applicable
 (Former name, former address and former fiscal year, if changed
                       since last report)

Check  whether  the issuer (1) 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 [ ]

         Transitional Small Business Disclosure Format:

                        Yes [ ]   No [X]




          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP


                              INDEX




PART I. Financial Information

 Item 1.Balance Sheet as of September 30, 2003 and December 31, 2002

        Statements for the Periods ended September 30, 2003 and 2002:

           Income

           Cash Flows

           Changes in Partners' Capital

         Notes to Financial Statements

 Item 2. Management's Discussion and Analysis

 Item 3. Controls and Procedures

PART II. Other Information

 Item 1. Legal Proceedings

 Item 2. Changes in Securities

 Item 3. Defaults Upon Senior Securities

 Item 4. Submission of Matters to a Vote of Security Holders

 Item 5. Other Information

 Item 6. Exhibits and Reports on Form 8-K

         Signatures
<PAGE>
          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                          BALANCE SHEET

            SEPTEMBER 30, 2003 AND DECEMBER 31, 2002

                           (Unaudited)


                             ASSETS

                                                   2003            2002

CURRENT ASSETS:
  Cash and Cash Equivalents                     $ 5,733,735     $ 3,332,053
  Receivables                                             0           9,982
                                                 -----------     -----------
      Total Current Assets                        5,733,735       3,342,035
                                                 -----------     -----------
INVESTMENTS IN REAL ESTATE:
  Land                                            2,934,364       3,529,891
  Buildings and Equipment                         7,086,877       8,317,246
  Accumulated Depreciation                       (2,521,253)     (2,948,624)
                                                 -----------     -----------
      Net Investments in Real Estate              7,499,988       8,898,513
                                                 -----------     -----------
           Total  Assets                        $13,233,723     $12,240,548
                                                 ===========     ===========


                        LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.          $    14,924     $    46,433
  Distributions Payable                             281,463         285,894
  Unearned Rent                                      15,053           6,274
                                                 -----------     -----------
      Total Current Liabilities                     311,440         338,601
                                                 -----------     -----------
PARTNERS' CAPITAL:
  General Partners                                   19,520           9,316
  Limited Partners, $1,000 Unit value;
   30,000 Units authorized; 23,389 Units issued;
   19,962 and 20,213 Units outstanding
   in 2003 and 2002, respectively                12,902,763      11,892,631
                                                 -----------     -----------
    Total Partners' Capital                      12,922,283      11,901,947
                                                 -----------     -----------
      Total Liabilities and Partners' Capital   $13,233,723     $12,240,548
                                                 ===========     ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                       STATEMENT OF INCOME

               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)


                                 Three Months Ended       Nine Months Ended
                                9/30/03      9/30/02     9/30/03      9/30/02

RENTAL INCOME                  $ 318,121    $ 312,282  $  906,751  $  903,930

EXPENSES:
   Partnership Administration -
    Affiliates                    55,232       51,839     153,814     198,798
   Partnership Administration
    and Property Management -
    Unrelated Parties              5,657       11,376      27,935      36,372
   Depreciation                   53,561       51,535     156,633     151,925
                                ---------    ---------  ----------  ----------
        Total Expenses           114,450      114,750     338,382     387,095
                                ---------    ---------  ----------  ----------

OPERATING INCOME                 203,671      197,532     568,369     516,835
OTHER INCOME:
   Interest Income                23,145        4,122      53,674      17,170
                                ---------    ---------  ----------  ----------
INCOME FROM CONTINUING
   OPERATIONS                    226,816      201,654     622,043     534,005

Income from Discontinued
 Operations                      768,519      405,632   1,768,424     596,663
                                ---------    ---------  ----------  ----------
NET INCOME                     $ 995,335    $ 607,286  $2,390,467  $1,130,668
                                =========    =========  ==========  ==========

NET INCOME ALLOCATED:
   General Partners            $   9,954    $   9,099  $   23,905  $   14,333
   Limited Partners              985,381      598,187   2,366,562   1,116,335
                                ---------    ---------  ----------  ----------
                               $ 995,335    $ 607,286  $2,390,467  $1,130,668
                                =========    =========  ==========  ==========

INCOME PER LIMITED PARTNERSHIP UNIT:
   Continuing Operations       $   11.25    $    9.85  $    30.67  $    25.97
   Discontinued Operations         38.11        19.68       87.17       28.87
                                ---------    ---------  ----------  ----------
        Total                  $   49.36    $   29.53  $   117.84  $    54.84
                                =========    =========  ==========  ==========
Weighted Average Units
  Outstanding                     19,962       20,259      20,082      20,357
                                =========    =========  ==========  ==========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                     STATEMENT OF CASH FLOWS

               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)

                                                   2003            2002

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net  Income                                  $ 2,390,467    $ 1,130,668

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                   178,903        221,968
     Gain on Sale of Real Estate                 (1,621,210)      (306,974)
     Decrease in Receivables                          9,982         45,114
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                   (31,509)        56,918
     Increase in Unearned Rent                        8,779         16,557
                                                 -----------    -----------
         Total Adjustments                       (1,455,055)        33,583
                                                 -----------    -----------
        Net Cash Provided By
           Operating Activities                     935,412      1,164,251
                                                 -----------    -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                    (1,028,421)      (183,486)
   Proceeds from Sale of Real Estate              3,869,253      1,223,603
                                                 -----------    -----------
       Net Cash Provided By
          Investing Activities                    2,840,832      1,040,117
                                                 -----------    -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Decrease in Distributions Payable                 (4,431)          (609)
   Distributions to Partners                     (1,164,013)      (923,779)
   Redemption Payments                             (206,118)      (205,658)
                                                 -----------    -----------
        Net Cash Used For
         Financing Activities                    (1,374,562)    (1,130,046)
                                                 -----------    -----------
NET INCREASE IN CASH
   AND CASH EQUIVALENTS                           2,401,682      1,074,322

CASH AND CASH EQUIVALENTS, beginning of period    3,332,053      1,219,154
                                                 -----------    -----------
CASH AND CASH EQUIVALENTS, end of period        $ 5,733,735    $ 2,293,476
                                                 ===========    ===========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

            STATEMENT OF CHANGES IN PARTNERS' CAPITAL

               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)



                                                                     Limited
                                                                   Partnership
                             General      Limited                     Units
                             Partners     Partners       Total     Outstanding


BALANCE, December 31, 2001  $      0    $11,332,162  $11,332,162    20,508.35

  Distributions               (9,237)      (914,542)    (923,779)

  Redemption Payments         (2,057)      (203,601)    (205,658)     (248.95)

  Net Income                  14,333      1,116,335    1,130,668
                             ---------   -----------  -----------  -----------
BALANCE, September 30, 2002 $  3,039    $11,330,354  $11,333,393    20,259.40
                             =========   ===========  ===========  ===========


BALANCE, December 31, 2002  $  9,316    $11,892,631  $11,901,947    20,213.40

  Distributions              (11,640)    (1,152,373)  (1,164,013)

  Redemption Payments         (2,061)      (204,057)    (206,118)     (251.90)

  Net Income                  23,905      2,366,562    2,390,467
                             ---------   -----------  -----------  -----------
BALANCE, September 30, 2003 $ 19,520    $12,902,763  $12,922,283    19,961.50
                             =========   ===========  ===========  ===========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2003

                           (Unaudited)


(1)  The  condensed  statements included herein have been  prepared
     by  the Partnership, without audit, pursuant to the rules  and
     regulations  of  the Securities and Exchange  Commission,  and
     reflect   all  adjustments  which  are,  in  the  opinion   of
     management,  necessary to a fair statement of the  results  of
     operations for the interim period, on a basis consistent  with
     the  annual audited statements.  The adjustments made to these
     condensed   statements  consist  only  of   normal   recurring
     adjustments.   Certain information, accounting  policies,  and
     footnote    disclosures   normally   included   in   financial
     statements  prepared  in  accordance with  generally  accepted
     accounting principles have been condensed or omitted  pursuant
     to  such  rules  and  regulations,  although  the  Partnership
     believes  that  the  disclosures  are  adequate  to  make  the
     information  presented not misleading.  It is  suggested  that
     these  condensed financial statements be read  in  conjunction
     with  the  financial statements and the summary of significant
     accounting  policies  and  notes  thereto  included   in   the
     Partnership's latest annual report on Form 10-KSB.

(2)  Organization -

     AEI  Real Estate Fund XVII Limited Partnership (Partnership)
     was  formed  to  acquire and lease commercial properties  to
     operating tenants.  The Partnership's operations are managed
     by  AEI  Fund  Management  XVII, Inc.  (AFM),  the  Managing
     General  Partner.  Robert P. Johnson, the President of  AFM,
     serves as the Individual General Partner and an affiliate of
     AFM,   AEI   Fund  Management,  Inc.  (AEI),  performs   the
     administrative and operating functions for the Partnership.

     The   terms   of  the  Partnership  offering  call   for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced  operations  on February  10,  1988  when  minimum
     subscriptions    of   2,000   Limited   Partnership    Units
     ($2,000,000)  were  accepted.  The  offering  terminated  on
     November  1, 1988 when the one-year offering period expired.
     The  Partnership received subscriptions for 23,388.7 Limited
     Partnership   Units.   Under  the  terms  of   the   Limited
     Partnership  Agreement,  the Limited  Partners  and  General
     Partners  contributed  funds  of  $23,388,700  and   $1,000,
     respectively.

     During operations, any Net Cash Flow, as defined, which  the
     General Partners determine to distribute will be distributed
     90% to the Limited Partners and 10% to the General Partners;
     provided,  however, that such distributions to  the  General
     Partners will be subordinated to the Limited Partners  first
     receiving an annual, noncumulative distribution of Net  Cash
     Flow equal to 10% of their Adjusted Capital Contribution, as
     defined,  and, provided further, that in no event  will  the
     General Partners receive less than 1% of such Net Cash  Flow
     per  annum.  Distributions to Limited Partners will be  made
     pro rata by Units.


          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2003
                           (Continued)

(2)  Organization - (Continued)

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of properties which the General Partners determine
     to distribute will, after provisions for debts and reserves,
     be  paid  in  the following manner: (i) first,  99%  to  the
     Limited  Partners and 1% to the General Partners  until  the
     Limited  Partners  receive an amount  equal  to:  (a)  their
     Adjusted Capital Contribution plus (b) an amount equal to 6%
     of their Adjusted Capital Contribution per annum, cumulative
     but not compounded, to the extent not previously distributed
     from  Net  Cash Flow; (ii) next, 99% to the Limited Partners
     and  1%  to the General Partners until the Limited  Partners
     receive  an  amount equal to 14% of their  Adjusted  Capital
     Contribution  per annum, cumulative but not  compounded,  to
     the  extent not previously distributed; (iii) next,  to  the
     General  Partners  until  cumulative  distributions  to  the
     General  Partners under Items (ii) and (iii)  equal  15%  of
     cumulative  distributions to all Partners under  Items  (ii)
     and (iii).  Any remaining balance will be distributed 85% to
     the  Limited  Partners  and  15% to  the  General  Partners.
     Distributions to the Limited Partners will be made pro  rata
     by Units.

     For  tax  purposes,  profits  from  operations,  other  than
     profits  attributable  to  the  sale,  exchange,  financing,
     refinancing  or  other  disposition  of  property,  will  be
     allocated  first  in the same ratio in  which,  and  to  the
     extent,  Net  Cash Flow is distributed to the  Partners  for
     such year.  Any additional profits will be allocated 90%  to
     the  Limited  Partners and 10% to the General Partners.   In
     the  event  no Net Cash Flow is distributed to  the  Limited
     Partners,  90%  of each item of income, gain or  credit  for
     each  respective  year  shall be allocated  to  the  Limited
     Partners,  and 10% of each such item shall be  allocated  to
     the  General Partners.  Net losses from operations  will  be
     allocated 98% to the Limited Partners and 2% to the  General
     Partners.

     For  tax purposes, profits arising from the sale, financing,
     or  other  disposition  of property  will  be  allocated  in
     accordance  with the Partnership Agreement as  follows:  (i)
     first,  to  those  Partners with deficit balances  in  their
     capital  accounts  in an amount equal to  the  sum  of  such
     deficit  balances; (ii) second, 99% to the Limited  Partners
     and  1%  to the General Partners until the aggregate balance
     in  the Limited Partners' capital accounts equals the sum of
     the Limited Partners' Adjusted Capital Contributions plus an
     amount  equal to 14% of their Adjusted Capital Contributions
     per  annum, cumulative but not compounded, to the extent not
     previously  allocated; (iii) third, to the General  Partners
     until  cumulative allocations to the General Partners  equal
     15%  of cumulative allocations.  Any remaining balance  will
     be  allocated  85% to the Limited Partners and  15%  to  the
     General  Partners.   Losses will be  allocated  98%  to  the
     Limited Partners and 2% to the General Partners.

     The  General Partners are not required to currently  fund  a
     deficit   capital   balance.   Upon   liquidation   of   the
     Partnership or withdrawal by a General Partner, the  General
     Partners will contribute to the Partnership an amount  equal
     to  the  lesser  of  the deficit balances in  their  capital
     accounts  or  1%  of  total Limited  Partners'  and  General
     Partners' capital contributions.


          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2003
                           (Continued)

(3)  Summary of Real Estate Accounting Policies -

     The  Partnership's real estate is leased  under  triple  net
     leases  classified as operating leases.  The leases  provide
     for   base   annual  rental  payments  payable  in   monthly
     installments.   The  Partnership recognizes  rental  revenue
     according to the terms of the individual leases.  For leases
     which  contain  stated rental increases, the  increases  are
     recognized   in  the  year  in  which  they  are  effective.
     Contingent   rental   payments  are  recognized   when   the
     contingencies on which the payments are based are  satisfied
     and  the rental payments become due under the terms  of  the
     leases.

     Real  estate  is recorded at the lower of cost or  estimated
     net realizable value.  The Partnership compares the carrying
     amount  of  its  properties  to the  estimated  probability-
     weighted  future  cash flows expected  to  result  from  the
     property  and its eventual disposition.  If the sum  of  the
     expected future cash flows is less than the carrying  amount
     of  the  property, the Partnership recognizes an  impairment
     loss  by  the  amount by which the carrying  amount  of  the
     property exceeds the fair value of the property.

     The  Partnership  has  capitalized as  Investments  in  Real
     Estate  certain costs incurred in the review and acquisition
     of  the  properties.  The costs were allocated to the  land,
     buildings and equipment.

     The   buildings   and  equipment  of  the  Partnership   are
     depreciated  using  the straight-line method  for  financial
     reporting  purposes based on estimated useful  lives  of  30
     years and 10 years respectively.

     In   accordance  with  Statement  of  Financial   Accounting
     Standards No. 144, Accounting for the Impairment or Disposal
     of  Long-Lived Assets, upon complete disposal of a  property
     or  classification  of a property as Real  Estate  Held  for
     Sale,  the  Partnership includes the operating  results  and
     sale  of  the  property  in  discontinued  operations.    In
     addition,  the  Partnership reclassifies the  prior  periods
     operating  results and any partial sales of the property  to
     discontinued operations.

     The Partnership accounts for properties owned as tenants-in-
     common  with affiliated Partnerships and/or unrelated  third
     parties using the proportionate consolidation method.   Each
     tenant-in-common owns a separate, undivided interest in  the
     properties.  Any tenant-in-common that holds more than a 50%
     interest does not control decisions over the other tenant-in-
     common  interests.   The financial statements  reflect  only
     this Partnership's percentage share of the properties' land,
     building and equipment, liabilities, revenues and expenses.

(4)  Reclassification -

     Certain items in the prior year's financial statements  have
     been  reclassified  to conform to 2003 presentation.   These
     reclassifications  had no effect on Partners'  capital,  net
     income or cash flows.


          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2003
                           (Continued)

(5)  Investments in Real Estate -

     The  Partnership  leases its properties to  various  tenants
     through triple net leases, which are classified as operating
     leases.  Under a triple net lease, the lessee is responsible
     for  all  real estate taxes, insurance, maintenance, repairs
     and  operating  expenses of the property.   Certain  lessees
     have  been  granted options to purchase the  property  at  a
     formula  price.  In many of the leases, the option price  is
     stated  to  be  the greater of the price determined  by  the
     stated  formula or the fair market value of the property  as
     agreed   upon  by  the  parties  or  determined   based   on
     appraisals.  In general, the formula price is determined  in
     one  of two ways.  Under the first, the option price is  the
     original  purchase  price  of the property  increased  by  a
     specified  percentage per year, compounded annually.   Under
     the  second, the option price is determined by dividing  the
     annual rent at the time the purchase option is exercised  by
     a  percentage.  Based on the scheduled annual rent under the
     lease,  the  resulting option price would always be  greater
     than the original purchase price.  The actual sale price  of
     a  property to a lessee may or may not exceed original  cost
     depending on market and other conditions.

     On  April 27, 2001, the Partnership purchased a 28% interest
     in  a  parcel  of land in Utica, Michigan for $338,380.  The
     Partnership  obtained title to the land in the  form  of  an
     undivided fee simple interest in the 28% interest purchased.
     The  land is leased to Champps Entertainment, Inc. (Champps)
     under a Lease Agreement with a primary term of 20 years  and
     annual  rental payments of $30,454.  Effective  October  23,
     2001,   the   annual   rent   was  increased   to   $36,376.
     Simultaneously   with  the  purchase  of   the   land,   the
     Partnership  entered into a Development Financing  Agreement
     under  which  the Partnership advanced funds to Champps  for
     the  construction of a Champps Americana restaurant  on  the
     site.  Pursuant to the Lease, any improvements to  the  land
     during  the  term  of the Lease become the property  of  the
     lessor.  Initially, the Partnership charged interest on  the
     advances at a rate of 9.0%.  Effective October 23, 2001, the
     interest  rate  was increased to 10.75%.   On  February  12,
     2002,   after  the  development  was  completed,  the  Lease
     Agreement  was amended to require annual rental payments  of
     $105,350.   The Partnership's share of the total acquisition
     costs,  including the cost of the land, was $961,647.    The
     remaining  interests in the property are owned  by  AEI  Net
     Lease  Income & Growth Fund XIX Limited Partnership and  AEI
     Net  Lease  Income  &  Growth Fund XX  Limited  Partnership,
     affiliates of the Partnership.


            AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2003
                           (Continued)

(5)  Investments in Real Estate - (Continued)

     On  April  3, 2003, the Partnership purchased a 50% interest
     in  a parcel of land in Mansfield, Texas for $383,000.   The
     Partnership  obtained title to the land in the  form  of  an
     undivided fee simple interest in the 50% interest purchased.
     The  land  is  leased to Kona Restaurant Group,  Inc.  (KRG)
     under a Lease Agreement with a primary term of 17 years  and
     annual rental payments of $38,300.  Simultaneously with  the
     purchase  of  the  land,  the  Partnership  entered  into  a
     Development  Financing Agreement under which the Partnership
     advanced  funds  to  KRG for the construction  of  a  Johnny
     Carino's restaurant on the site. Pursuant to the Lease,  any
     improvements to the land during the term of the Lease become
     the   property  of  the  lessor.   The  Partnership  charged
     interest  on the advances at a rate of 10.0%.  On  September
     3,  2003,  after  the development was completed,  the  Lease
     Agreement  was amended to require annual rental payments  of
     $103,250.   The Partnership's share of the total acquisition
     costs, including the cost of the land, was $1,028,421.   The
     remaining interest in the property was purchased by AEI Real
     Estate  Fund XVIII Limited Partnership, an affiliate of  the
     Partnership.

     In  October 2003, the Partnership entered into an  Agreement
     to  purchase  a  50%  interest in an Eckerd  drug  store  in
     Cicero, New York for approximately $1,550,000.  The property
     will   be  leased  to  Eckerd  Corporation,  under  a  Lease
     Agreement with a primary term of 20 years and annual  rental
     payments  of approximately $126,325.  The remaining interest
     in the property will be purchased by AEI Net Lease Income  &
     Growth  Fund  XX  Limited Partnership, an affiliate  of  the
     Partnership.

     On  November  5,  2003,  the  Partnership  purchased  a  50%
     interest in a Johnny Carino's restaurant in Longview,  Texas
     for  approximately $1,175,000.  The property  is  leased  to
     Kona  Restaurant Group, Inc. under a Lease Agreement with  a
     primary  term  of  17  years and annual rental  payments  of
     approximately  $105,750.   The  remaining  interest  in  the
     property was purchased by AEI Net Lease Income & Growth Fund
     XIX Limited Partnership, an affiliate of the Partnership.

     During  the  first  nine  months  of  2003  and  2002,   the
     Partnership  distributed $411,424 and $95,980  of  net  sale
     proceeds  to  the Limited and General Partners  as  part  of
     their quarterly distributions, which represented a return of
     capital  of  $20.27 and $4.66 per Limited Partnership  Unit.
     The remaining net sale proceeds will either be reinvested in
     additional  property or distributed to the Partners  in  the
     future.

     In  July  2003,  the  lessee of the Razzoo's  restaurant  in
     Austin,  Texas  notified  the  Partnership  that  they   are
     experiencing financial difficulty and may not be able to pay
     future  rents.  However, rents are current through  November
     30, 2003 and the Partnership holds a personal guarantee from
     the  majority shareholder of the lessee for payment  of  all
     rents.   The  personal guarantee expires on June  27,  2004.
     Due  to this notification, the Partnership is evaluating the
     lease  and  property  value  and  has  decided  that  it  is
     premature to recognize an impairment loss at this time.   It
     is  reasonably possible that this decision may change in the
     future.   At  September  30, 2003, the  book  value  of  the
     Razzoo's property owned by the Partnership is $520,524.


            AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2003
                           (Continued)

(6)  Payable to AEI Fund Management -

     AEI  Fund  Management, Inc. performs the administrative  and
     operating functions for the Partnership.  The payable to AEI
     Fund   Management  represents  the  balance  due  for  those
     services.    This  balance  is  non-interest   bearing   and
     unsecured  and  is  to  be  paid in  the  normal  course  of
     business.

(7)  Discontinued Operations -

     In  May 2001, Huntington Restaurants Group, Inc. (HRG),  the
     lessee  of  the Denny's restaurant in Casa Grande,  Arizona,
     notified  the Partnership that it was experiencing financial
     problems  and would not make the lease payments  while  they
     worked  out  a  plan  which would enable  them  to  continue
     operations without seeking bankruptcy protection.   For  the
     years  ended  December 31, 2002 and 2001, HRG owed  $124,926
     and  $55,981  for past due rent, which was not  accrued  for
     financial   reporting  purposes.   In  October   2002,   the
     Partnership  entered into an agreement to sell the  property
     to  an  unrelated third party.  As part of the  transaction,
     the  past due rent was forgiven.  On December 27, 2002,  the
     sale closed with the Partnership receiving net sale proceeds
     of $1,090,781, which resulted in a net gain of $628,322.  At
     the   time   of  sale,  the  cost  and  related  accumulated
     depreciation was $721,420 and $258,961, respectively.

     In  the third quarter of 2002, the Partnership sold its  60%
     interest  in  the  TGI  Friday's restaurant  in  Greensburg,
     Pennsylvania,  in four separate transactions,  to  unrelated
     third  parties.   The Partnership received  total  net  sale
     proceeds  of  $1,223,603, which resulted in a  net  gain  of
     $306,974.    The   total   cost  and   related   accumulated
     depreciation  of  the  interests  sold  was  $1,009,045  and
     $92,416, respectively.

     During  the  first six months of 2003, the Partnership  sold
     its  26.05% interest in the Champps Americana restaurant  in
     Troy, Michigan, in eight separate transactions, to unrelated
     third  parties.   The Partnership received  total  net  sale
     proceeds  of  $1,753,563, which resulted in a  net  gain  of
     $602,200.    The   total   cost  and   related   accumulated
     depreciation  of  the  interests  sold  was  $1,289,135  and
     $137,772, respectively.

     During the second quarter of 2003, the Partnership sold  its
     14%   interest  in  the  Champps  Americana  restaurant   in
     Centerville,   Ohio,  in  four  separate  transactions,   to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $782,545, which resulted in a net gain  of
     $272,714.    The   total   cost  and   related   accumulated
     depreciation of the interests sold was $551,677 and $41,846,
     respectively.

     In  May  2003, the Partnership entered into an agreement  to
     sell the Taco Cabana restaurant in San Marcos, Texas, to the
     lessee.   On  July  30,  2003,  the  sale  closed  with  the
     Partnership receiving net sale proceeds of $1,333,145, which
     resulted  in a net gain of $746,296.  At the time  of  sale,
     the cost and related accumulated depreciation was $1,013,505
     and $426,656, respectively.


            AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2003
                           (Continued)

(7)  Discontinued Operations - (Continued)

     The financial results for these properties are reflected  as
     Discontinued   Operations  in  the  accompanying   financial
     statements.  The results of discontinued operations  are  as
     follows:


                                 Three Months Ended        Nine Months Ended
                                9/30/03       9/30/02     9/30/03      9/30/02

Rental Income                   $ 14,623   $ 119,325   $  163,245  $  381,327
Property Management Expenses       9,274       2,078        6,239     (21,595)
Depreciation                      (1,674)    (22,745)     (22,270)    (70,043)
Gain on Disposal of Real Estate  746,296     306,974    1,621,210     306,974
                                 ---------  ---------   ----------  ----------
   Income from Discontinued
     Operations                 $ 768,519  $ 405,632   $1,768,424  $  596,663
                                 =========  =========   ==========  ==========


ITEM 2.     MANAGEMENT'S DISCUSSION AND ANALYSIS

        The Management's Discussion and Analysis contains various
"forward  looking  statements"  within  the  meaning  of  federal
securities  laws  which  represent management's  expectations  or
beliefs  concerning future events, including statements regarding
anticipated  application of cash, expected  returns  from  rental
income,  growth  in revenue, taxation levels, the sufficiency  of
cash to meet operating expenses, rates of distribution, and other
matters.  These, and other forward looking statements made by the
Partnership,  must be evaluated in the context  of  a  number  of
factors that may affect the Partnership's financial condition and
results of operations, including the following:

       Market  and  economic conditions which affect the  value
       of  the  properties the Partnership owns and  the  cash
       from rental income such properties generate;

       the  federal  income tax consequences of rental  income,
       deductions,  gain  on  sales and other  items  and  the
       affects of these consequences for the Partners;

       resolution by the General Partners of conflicts with which
       they may be confronted;

       the   success  of  the  General  Partners  of   locating
       properties with favorable risk return characteristics;

       the effect of tenant defaults; and

       the condition of the industries in which the tenants of
       properties owned by the Partnership operate.


ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

The Application of Critical Accounting Policies

        The preparation of the Partnership's financial statements
requires  management to make estimates and assumptions  that  may
affect the reported amounts of assets, liabilities, revenues  and
expenses,  and  related  disclosure  of  contingent  assets   and
liabilities. Management evaluates these estimates on  an  ongoing
basis,  including  those related to the carrying  value  of  real
estate  and  the  allocation  by AEI  Fund  Management,  Inc.  of
expenses  to  the  Partnership as opposed  to  other  funds  they
manage.

        The Partnership purchases properties and records them  in
the  financial  statements  at the lower  of  cost  or  estimated
realizable   value.   The  Partnership  initially   records   the
properties  at cost (including capitalized acquisition expenses).
The Partnership is required to periodically evaluate the carrying
value  of properties to determine whether their realizable  value
has  declined.   For  properties the Partnership  will  hold  and
operate, management determines whether impairment has occurred by
comparing the property's probability-weighted cash flows  to  its
current carrying value.  For properties held for sale, management
determines  whether  impairment has  occurred  by  comparing  the
property's estimated fair value less cost to sell to its  current
carrying  value.   If  the carrying value  is  greater  than  the
realizable  value, an impairment loss is recorded to  reduce  the
carrying value of the property to its realizable value.  A change
in  these assumptions or analysis could cause material changes in
the carrying value of the properties.

       AEI Fund Management Inc. allocates expenses to each of the
funds  they manage primarily on the basis of the number of  hours
devoted  by  their employees to each fund's affairs.   They  also
allocate  expenses at the end of each month that are not directly
related to a fund's operations based upon the number of investors
in the fund and the fund's capitalization relative to other funds
they  manage.  The Partnership reimburses these expenses  subject
to detailed limitations contained in the Partnership Agreement.

         Management   of  the  Partnership  has   discussed   the
development  and selection of the above accounting estimates  and
the management discussion and analysis disclosures regarding them
with the managing partner of the Partnership.

Results of Operations

       For the nine months ended September 30, 2003 and 2002, the
Partnership  recognized rental income from continuing  operations
of  $906,751 and $903,930, respectively.  In 2003, rental  income
increased  due  to  additional rent received  from  two  property
acquisitions  in  2003  and 2002, and  rent  increases  on  eight
properties.   These  increases in rental  income  were  partially
offset  by  a  temporary rent concession given to one  lessee  in
exchange for signing an extension of the lease term.

       For the nine months ended September 30, 2003 and 2002, the
Partnership  incurred  Partnership administration  expenses  from
affiliated parties of $153,814 and $198,798, respectively.  These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Partners.   During
the   same   periods,   the  Partnership   incurred   Partnership
administration  and property management expenses  from  unrelated
parties  of  $27,935 and $36,372, respectively.   These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct administrative costs, outside audit and  accounting
costs, taxes, insurance and other property costs.



ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        During  the same periods, the Partnership earned interest
income  of $53,674 and $17,170, respectively.  In 2003,  interest
income   increased  due  to  the  Partnership  receiving  greater
interest  from  construction  advances  and  having  more   money
invested in a money market account due to property sales.

        In  July  2003, the lessee of the Razzoo's restaurant  in
Austin, Texas notified the Partnership that they are experiencing
financial  difficulty and may not be able to  pay  future  rents.
However,  rents  are current through November 30,  2003  and  the
Partnership   holds  a  personal  guarantee  from  the   majority
shareholder of the lessee for payment of all rents.  The personal
guarantee  expires  on June 27, 2004.  Due to this  notification,
the  Partnership is evaluating the lease and property  value  and
has  decided that it is premature to recognize an impairment loss
at  this time.  It is reasonably possible that this decision  may
change  in the future.  At September 30, 2003, the book value  of
the Razzoo's property owned by the Partnership is $520,524.

        In  accordance  with  Statement of  Financial  Accounting
Standards  No. 144, Accounting for the Impairment or Disposal  of
Long-Lived  Assets,  upon  complete disposal  of  a  property  or
classification of a property as Real Estate Held  for  Sale,  the
Partnership  includes  the operating  results  and  sale  of  the
property   in   discontinued  operations.    In   addition,   the
Partnership reclassifies the prior periods operating results  and
any  partial  sales  of the property to discontinued  operations.
For  the  nine  months ended September 30, 2003, the  Partnership
recognized  income  from discontinued operations  of  $1,768,424,
representing rental income less property management expenses  and
depreciation of $147,214 and gain on disposal of real  estate  of
$1,621,210.   For the nine months ended September 30,  2002,  the
Partnership  recognized  income from discontinued  operations  of
$596,663,  representing  rental income less  property  management
expenses  and  depreciation of $289,689 and gain on  disposal  of
real estate of $306,974.

       In May 2001, Huntington Restaurants Group, Inc. (HRG), the
lessee  of  the  Denny's  restaurant  in  Casa  Grande,  Arizona,
notified  the  Partnership  that it  was  experiencing  financial
problems and would not make the lease payments while they  worked
out a plan which would enable them to continue operations without
seeking bankruptcy protection.  For the years ended December  31,
2002  and 2001, HRG owed $124,926 and $55,981 for past due  rent,
which  was  not  accrued  for financial reporting  purposes.   In
October  2002, the Partnership entered into an agreement to  sell
the  property  to  an  unrelated third party.   As  part  of  the
transaction,  the past due rent was forgiven.   On  December  27,
2002,  the  sale closed with the Partnership receiving  net  sale
proceeds of $1,090,781, which resulted in a net gain of $628,322.
At   the   time   of  sale,  the  cost  and  related  accumulated
depreciation was $721,420 and $258,961, respectively.

       In the third quarter of 2002, the Partnership sold its 60%
interest   in   the  TGI  Friday's  restaurant   in   Greensburg,
Pennsylvania,  in four separate transactions, to unrelated  third
parties.   The  Partnership received total net sale  proceeds  of
$1,223,603, which resulted in a net gain of $306,974.  The  total
cost  and related accumulated depreciation of the interests  sold
was $1,009,045 and $92,416, respectively.

        During the first six months of 2003, the Partnership sold
its  26.05% interest in the Champps Americana restaurant in Troy,
Michigan,  in  eight  separate transactions, to  unrelated  third
parties.   The  Partnership received total net sale  proceeds  of
$1,753,563, which resulted in a net gain of $602,200.  The  total
cost  and related accumulated depreciation of the interests  sold
was $1,289,135 and $137,772, respectively.


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        During  the second quarter of 2003, the Partnership  sold
its   14%  interest  in  the  Champps  Americana  restaurant   in
Centerville,  Ohio, in four separate transactions,  to  unrelated
third  parties.  The Partnership received total net sale proceeds
of $782,545, which resulted in a net gain of $272,714.  The total
cost  and related accumulated depreciation of the interests  sold
was $551,677 and $41,846, respectively.

        In May 2003, the Partnership entered into an agreement to
sell  the  Taco  Cabana restaurant in San Marcos, Texas,  to  the
lessee.   On  July 30, 2003, the sale closed with the Partnership
receiving  net sale proceeds of $1,333,145, which resulted  in  a
net  gain of $746,296.  At the time of sale, the cost and related
accumulated    depreciation   was   $1,013,505   and    $426,656,
respectively.

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   Leases  may contain rent increases,  based  on  the
increase  in  the  Consumer Price Index over a specified  period,
which  will result in an increase in rental income over the  term
of  the  leases.   In addition, leases may contain  rent  clauses
which  entitle  the  Partnership to receive  additional  rent  in
future  years  if gross receipts for the property exceed  certain
specified  amounts.  Increases in sales volumes of  the  tenants,
due to inflation and real sales growth, may result in an increase
in rental income over the term of the leases.  Inflation also may
cause the real estate to appreciate in value.  However, inflation
and  changing prices may have an adverse impact on the  operating
margins  of  the  properties' tenants, which could  impair  their
ability  to  pay rent and subsequently reduce the Net  Cash  Flow
available for distributions.

Liquidity and Capital Resources

        During  the  nine months ended September  30,  2003,  the
Partnership's cash balances increased $2,401,682 as a  result  of
cash  generated  from the sale of property, which  was  partially
offset  by cash used to purchase property and distributions  paid
to  the  Partners  in  excess of cash  generated  from  operating
activities.  During the nine months ended September 30, 2002, the
Partnership's  cash  balances increased $1,074,322  mainly  as  a
result  of  cash generated from the sale of property,  which  was
partially offset by cash used to purchase property.

        Net  cash provided by operating activities decreased from
$1,164,251 in 2002 to $935,412 in 2003 due to a decrease in total
rental and interest income in 2003 and net timing differences  in
the  collection  of  payments from lessees  and  the  payment  of
expenses,   which  were  partially  offset  by  a   decrease   in
Partnership administration expenses in 2003.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale  of  real estate.  During the nine  months  ended
September 30, 2003 and 2002, the Partnership generated cash  flow
from  the  sale  of  real  estate of $3,869,253  and  $1,223,603,
respectively.  During the same periods, the Partnership  expended
$1,028,421  and  $183,486,  respectively,  to  invest   in   real
properties (inclusive of acquisition expenses) as the Partnership
reinvested cash generated from property sales.


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        On  April  27,  2001,  the Partnership  purchased  a  28%
interest in a parcel of land in Utica, Michigan for $338,380. The
Partnership  obtained  title  to the  land  in  the  form  of  an
undivided fee simple interest in the 28% interest purchased.  The
land  is leased to Champps Entertainment, Inc. (Champps) under  a
Lease Agreement with a primary term of 20 years and annual rental
payments of $30,454.  Effective October 23, 2001, the annual rent
was  increased to $36,376.  Simultaneously with the  purchase  of
the  land,  the Partnership entered into a Development  Financing
Agreement  under which the Partnership advanced funds to  Champps
for  the  construction of a Champps Americana restaurant  on  the
site.  Pursuant to the Lease, any improvements to the land during
the  term  of  the  Lease  become the  property  of  the  lessor.
Initially, the Partnership charged interest on the advances at  a
rate of 9.0%.  Effective October 23, 2001, the interest rate  was
increased to 10.75%.  On February 12, 2002, after the development
was  completed, the Lease Agreement was amended to require annual
rental  payments  of $105,350.  The Partnership's  share  of  the
total  acquisition costs, including the cost  of  the  land,  was
$961,647.   The remaining interests in the property are owned  by
AEI  Net  Lease Income & Growth Fund XIX Limited Partnership  and
AEI  Net  Lease  Income  &  Growth Fund XX  Limited  Partnership,
affiliates of the Partnership.

       On April 3, 2003, the Partnership purchased a 50% interest
in  a  parcel  of  land in Mansfield, Texas  for  $383,000.   The
Partnership  obtained  title  to the  land  in  the  form  of  an
undivided fee simple interest in the 50% interest purchased.  The
land is leased to Kona Restaurant Group, Inc. (KRG) under a Lease
Agreement  with  a  primary term of 17 years  and  annual  rental
payments  of  $38,300.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership advanced funds to  KRG  for
the  construction of a Johnny Carino's restaurant  on  the  site.
Pursuant  to the Lease, any improvements to the land  during  the
term  of  the  Lease  become the property  of  the  lessor.   The
Partnership charged interest on the advances at a rate of  10.0%.
On  September  3, 2003, after the development was completed,  the
Lease Agreement was amended to require annual rental payments  of
$103,250.   The  Partnership's share  of  the  total  acquisition
costs,  including  the  cost of the land,  was  $1,028,421.   The
remaining  interest  in the property was purchased  by  AEI  Real
Estate  Fund  XVIII  Limited Partnership,  an  affiliate  of  the
Partnership.

       In October 2003, the Partnership entered into an Agreement
to purchase a 50% interest in an Eckerd drug store in Cicero, New
York  for approximately $1,550,000.  The property will be  leased
to  Eckerd  Corporation, under a Lease Agreement with  a  primary
term  of  20  years  and annual rental payments of  approximately
$126,325.   The  remaining  interest  in  the  property  will  be
purchased  by  AEI  Net  Lease Income & Growth  Fund  XX  Limited
Partnership, an affiliate of the Partnership.

        On  November  5,  2003, the Partnership purchased  a  50%
interest  in a Johnny Carino's restaurant in Longview, Texas  for
approximately  $1,175,000.   The  property  is  leased  to   Kona
Restaurant  Group, Inc. under a Lease Agreement  with  a  primary
term  of  17  years  and annual rental payments of  approximately
$105,750.   The remaining interest in the property was  purchased
by AEI Net Lease Income & Growth Fund XIX Limited Partnership, an
affiliate of the Partnership.

        The  Partnership's primary use of cash flow,  other  than
investment   in  real  estate,  is  distribution  and  redemption
payments  to  Partners.   The Partnership  declares  its  regular
quarterly distributions before the end of each quarter  and  pays
the distribution in the first week after the end of each quarter.
The  Partnership attempts to maintain a stable distribution  rate
from  quarter  to  quarter.   Redemption  payments  are  paid  to
redeeming Partners on a quarterly basis.


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

       For the nine months ended September 30, 2003 and 2002, the
Partnership  declared distributions of $1,164,013  and  $923,779,
respectively, which were distributed 99% to the Limited  Partners
and  1%  to the General Partners.  The Limited Partners  received
distributions of $1,152,373 and $914,542 and the General Partners
received  distributions of $11,640 and $9,237  for  the  periods,
respectively.   In March 2003, the Partnership declared  a  bonus
distribution of $252,525 of net sale proceeds, which resulted  in
higher distributions in 2003, when compared to 2002.

        During  the  first  nine months of  2003  and  2002,  the
Partnership distributed $411,424 and $95,980 of net sale proceeds
to  the  Limited and General Partners as part of their  quarterly
distributions,  which represented a return of capital  of  $20.27
and  $4.66 per Limited Partnership Unit.  The remaining net  sale
proceeds  will  either  be reinvested in additional  property  or
distributed to the Partners in the future.

        The  Partnership may acquire Units from Limited  Partners
who have tendered their Units to the Partnership.  Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in  any  year  more than 5%  of  the  number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

        On  January  1, 2003, seven Limited Partners  redeemed  a
total  of 46.40 Partnership Units for $37,961 in accordance  with
the  Partnership  Agreement.   On April  1,  2003,  five  limited
Partners redeemed a total of 48.50 Partnership Units for $39,641.
On  July 1, 2003, eleven Limited Partners redeemed a total of 157
Partnership  Units for $126,455.  The Partnership acquired  these
Units  using  Net Cash Flow from operations.  In prior  years,  a
total  of 246 Limited Partners redeemed 3,175.3 Partnership Units
for  $2,313,522.  The redemptions increase the remaining  Limited
Partners' ownership interest in the Partnership.

       The continuing rent payments from the properties, together
with  cash  generated from property sales, should be adequate  to
fund   continuing   distributions  and  meet  other   Partnership
obligations on both a short-term and long-term basis.

ITEM 3.   CONTROLS AND PROCEDURES.

       (a) Evaluation of disclosure controls and procedures

        Under  the  supervision  and with  the  participation  of
management, including its President and Chief Financial  Officer,
the  Managing  General Partner of the Partnership  evaluated  the
effectiveness  of  the  design and operation  of  its  disclosure
controls  and procedures (as defined in Rule 13a-14(c) under  the
Exchange  Act).   Based upon that evaluation, the  President  and
Chief Financial Officer of the Managing General Partner concluded
that,  as  of  the end of the period covered by this report,  the
disclosure  controls  and  procedures  of  the  Partnership   are
adequately  designed to ensure that information  required  to  be
disclosed  by  us  in  the reports we file or  submit  under  the
Exchange  Act  is recorded, processed, summarized  and  reported,
within the time periods specified in applicable rules and forms.

       (b)  Changes in internal controls

         There   were   no  significant  changes  made   in   the
Partnership's  internal controls during the  most  recent  period
covered  by  this  report 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

       There  are no material pending legal proceedings to  which
  the  Partnership  is  a  party or of  which  the  Partnership's
  property is subject.

ITEM 2.CHANGES IN SECURITIES

      None.

ITEM 3.DEFAULTS UPON SENIOR SECURITIES

      None.

ITEM 4.SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS

      None.

ITEM 5.OTHER INFORMATION

      None.

ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       a. Exhibits -
                             Description

    10.1  First  Amendment to Net Lease Agreement  dated  September
          3,  2003  between the  Partnership,  AEI Real Estate Fund
          XVIII Limited Partnership and Kona Restaurant Group, Inc.
          relating to the Property at 960 N.Highway 287, Mansfield,
          Texas.

    10.2  Assignment  of  Purchase and  Sale  Agreement  and  First
          Amendment to Purchase and Sale Agreement dated October 23,
          2003 between the Partnership and AEI Fund Management, Inc.
          relating  to  the  Property at 8379 Thompson Road, Cicero,
          New York.

    10.3  Purchase  Agreement dated November 5,  2003  between  the
          Partnership,  AEI  Net  Lease  Income  & Growth Fund  XIX
          Limited  Partnership  and  Kona  Restaurant  Group,  Inc.
          relating to the Property at 411 B East Loop 281, Longview,
          Texas.

    10.4  Net Lease  Agreement dated November 5, 2003  between  the
          Partnership,  AEI  Net  Lease  Income  & Growth Fund  XIX
          Limited  Partnership  and  Kona  Restaurant  Group,  Inc.
          relating  to  the  Property  at  411  B  East  Loop  281,
          Longview, Texas.

    31.1  Certification  of  Chief  Executive  Officer  of  General
          Partner  pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))
          and Section 302 of the Sarbanes-Oxley Act of 2002.

    31.2  Certification  of  Chief  Financial  Officer  of  General
          Partner pursuant to  Rule 15d-14(a)(17 CFR 240.15d-14(a))
          and Section 302 of the Sarbanes-Oxley Act of 2002.

    32    Certification of  Chief  Executive  Officer   and   Chief
          Financial  Officer of General Partner pursuant to Section
          906 of the Sarbanes-Oxley Act of 2002.

       b. Reports filed on Form 8-K -  During  the  quarter   ended
                                       September  30,  2003,    the
                                       Partnership filed a Form 8-K
                                       dated    August   11,   2003,
                                       reporting the disposition of
                                       a Taco Cabana restaurant  in
                                       San Marcos, Texas.





                           SIGNATURES

        In  accordance with the requirements of the Exchange Act,
the  Registrant has caused this report to be signed on its behalf
by the undersigned, thereunto duly authorized.


Dated:  November 11, 2003     AEI Real Estate Fund XVII
                              Limited Partnership
                              By:  AEI Fund Management XVII, Inc.
                              Its: Managing General Partner



                              By:/s/ Robert P Johnson
                                 Robert P. Johnson
                                 President
                                 (Principal Executive Officer)



                              By:/s/ Patrick W Keene
                                 Patrick W. Keene
                                 Chief Financial Officer
                                 (Principal Accounting Officer)