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, 2002

                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.)


  1300 Minnesota World Trade Center, 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, 2002 and December 31, 2001

         Statements for the Periods ended September 30, 2002 and 2001:

           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

          Certifications

<PAGE>
          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                          BALANCE SHEET

            SEPTEMBER 30, 2002 AND DECEMBER 31, 2001

                           (Unaudited)

                             ASSETS

                                                      2002          2001

CURRENT ASSETS:
  Cash and Cash Equivalents                       $ 2,293,476    $ 1,219,154
  Receivables                                             881         45,995
                                                   -----------    -----------
      Total Current Assets                          2,294,357      1,265,149
                                                   -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                              3,746,704      4,164,539
  Buildings and Equipment                           8,821,853      8,769,458
  Construction in Progress                                  0        460,119
  Accumulated Depreciation                         (3,137,269)    (3,007,717)
                                                   -----------    -----------
      Net Investments in Real Estate                9,431,288     10,386,399
                                                   -----------    -----------
           Total  Assets                          $11,725,645    $11,651,548
                                                   ===========    ===========


                       LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.            $    84,241    $    27,323
  Distributions Payable                               285,998        286,607
  Unearned Rent                                        22,013          5,456
                                                   -----------    -----------
      Total Current Liabilities                       392,252        319,386
                                                   -----------    -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                      3,039              0
  Limited Partners, $1,000 Unit value;
   30,000 Units authorized; 23,389 Units issued;
   20,259 and 20,508 Units outstanding
   in 2002 and 2001, respectively                  11,330,354     11,332,162
                                                   -----------    -----------
      Total Partners' Capital                      11,333,393     11,332,162
                                                   -----------    -----------
       Total Liabilities and Partners' Capital    $11,725,645    $11,651,548
                                                   ===========    ===========

 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
                             9/30/02       9/30/01    9/30/02      9/30/01

INCOME:
 Rent                       $ 431,607    $ 391,393   $1,285,257   $1,260,860
 Investment Income              4,122       10,427       17,170       60,741
                             ---------    ---------   ----------   ----------
        Total Income          435,729      401,820    1,302,427    1,321,601
                             ---------    ---------   ----------   ----------

EXPENSES:
 Partnership Administration -
   Affiliates                  51,839       93,019      198,798      244,106
 Partnership Administration
   and Property Management -
   Unrelated Parties            9,298       12,368       57,967       46,888
 Depreciation                  74,280       78,277      221,968      229,333
 Real Estate Impairment             0       50,000            0       50,000
                             ---------    ---------   ----------   ----------
        Total Expenses        135,417      233,664      478,733      570,327
                             ---------    ---------   ----------   ----------

OPERATING INCOME              300,312      168,156      823,694      751,274

GAIN ON SALE OF REAL ESTATE   306,974            0      306,974            0
                             ---------    ---------   ----------   ----------
NET INCOME                  $ 607,286    $ 168,156   $1,130,668   $  751,274
                             =========    =========   ==========   ==========

NET INCOME ALLOCATED:
 General Partners           $   9,099    $  29,682   $   14,333   $   65,513
 Limited Partners             598,187      138,474    1,116,335      685,761
                             ---------    ---------   ----------   ----------
                            $ 607,286    $ 168,156   $1,130,668   $  751,274
                             =========    =========   ==========   ==========

NET INCOME PER
 LIMITED PARTNERSHIP UNIT
 (20,259, 20,567, 20,357
 and 20,645, weighted average
 Units outstanding for the
 periods, respectively)     $   29.53    $    6.73   $    54.84   $    33.22
                             =========    =========   ==========   ==========


 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)

                                                      2002            2001

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net  Income                                    $ 1,130,668    $   751,274

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                     221,968        229,333
     Real Estate Impairment                                 0         50,000
     Gain on Sale of Real Estate                     (306,974)             0
     Increase (Decrease) in Receivables                45,114         (7,333)
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                      56,918        (28,397)
     Increase in Unearned Rent                         16,557         15,843
                                                   -----------    -----------
        Total Adjustments                              33,583        259,446
                                                   -----------    -----------
        Net Cash Provided By
        Operating Activities                        1,164,251      1,010,720
                                                   -----------    -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                        (183,486)      (787,956)
   Proceeds from Sale of Real Estate                1,223,603              0
                                                   -----------    -----------
        Net Cash Provided By (Used For)
        Investing Activities                        1,040,117       (787,956)
                                                   -----------    -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Decrease in Distributions Payable                     (609)        (2,657)
   Distributions to Partners                         (923,779)      (934,773)
   Redemption Payments                               (205,658)      (305,943)
                                                   -----------   ------------
        Net Cash Used For
          Financing Activities                     (1,130,046)    (1,243,373)
                                                   -----------   ------------
NET INCREASE (DECREASE) IN
   CASH AND CASH EQUIVALENTS                        1,074,322     (1,020,609)

CASH AND CASH EQUIVALENTS, beginning of period      1,219,154      1,673,908
                                                   -----------   ------------
CASH AND CASH EQUIVALENTS, end of period          $ 2,293,476   $    653,299
                                                   ===========   ============

 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, 2000  $(82,637)  $11,960,087   $11,877,450    20,944.36

  Distributions               (9,348)     (925,425)     (934,773)

  Redemption Payments         (3,060)     (302,883)     (305,943)     (376.87)

  Net Income                  65,513       685,761       751,274
                             ---------  -----------   -----------  -----------
BALANCE, September 30, 2001 $(29,532)  $11,417,540   $11,388,008    20,567.49
                             =========  ===========   ===========  ===========


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
                             =========  ===========   ===========  ===========


 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, 2002

                           (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 and  sole
     shareholder 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, 2002
                           (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, 2002
                           (Continued)
(3)  Investments in Real Estate -

     On  November  2,  2001, the Partnership sold the  Bennigan's
     restaurant in Cincinnati, Ohio to an unrelated third  party.
     The   Partnership  received  total  net  sale  proceeds   of
     $710,652, which resulted in a net gain of $29,000.   At  the
     time  of sale, the cost and related accumulated depreciation
     was $1,259,192 and $577,540, respectively.

     In  the third quarter of 2002, the Partnership sold its  60%
     interest  in  the TGI Friday's restaurant, 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 nine months ended September 30, 2002  and  2001,
     the Partnership distributed $95,980 and $210,109 of net sale
     proceeds  to  the Limited and General Partners  as  part  of
     their  regular  quarterly distributions which represented  a
     return   of   capital  of  $4.66  and  $10.07  per   Limited
     Partnership  Unit,  respectively.  The  remaining  net  sale
     proceeds  will either be re-invested in additional  property
     or distributed to the Partners in the future.

     On  May 8, 2000, the Partnership purchased a 17% interest in
     a parcel of land in Austin, Texas for $231,200.  The land is
     leased to Razzoo's, Inc. (RI) under a Lease Agreement with a
     primary  term  of  15  years and annual rental  payments  of
     $19,652.   Effective October 4, 2000, the  annual  rent  was
     increased  to $22,542.  Simultaneously with the purchase  of
     the   land,  the  Partnership  entered  into  a  Development
     Financing  Agreement  under which the  Partnership  advanced
     funds to RI for the construction of a Razzoo's restaurant on
     the  site.   Initially, the Partnership charged interest  on
     the  advances at a rate of 8.5%.  Effective October 4,  2000
     and April 15, 2001, the interest rate was increased to 9.75%
     and  15.0%,  respectively.   On June  27,  2001,  after  the
     development  was completed, the Lease Agreement was  amended
     to   require   annual  rental  payments  of  $54,068.    The
     Partnership's   share  of  the  total   acquisition   costs,
     including the cost of the land, was $545,266.  The remaining
     interests in the property are owned by AEI Real Estate  Fund
     XV  Limited Partnership, AEI Net Lease Income & Growth  Fund
     XIX  Limited Partnership, and AEI Income & Growth Fund  XXII
     Limited Partnership, affiliates of the Partnership.

     On  April 27, 2001, the Partnership purchased a 28% interest
     in  a  parcel of land in Utica, Michigan for $338,380.   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.   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, 2002
                           (Continued)

(3)  Investments in Real Estate - (Continued)

     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
     nine  months  ended September 30, 2002 and  the  year  ended
     December 31, 2001, HRG owed $94,775 and $55,981 for past due
     rent,  which  has  not been accrued.  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 will be forgiven.  The net sale proceeds
     will be approximately $1,075,000, which will result in a net
     gain of approximately $610,000.

     In  January, 1996, the Cheddar's restaurant in Indianapolis,
     Indiana was destroyed by a fire.  The property will  not  be
     rebuilt and the Partnership listed the land for sale.  As of
     December 31, 2000, based on an analysis of market conditions
     in  the  area,  it  was determined the  fair  value  of  the
     Partnership's   interest  in  the  land  was   approximately
     $50,000.   In  the  fourth quarter  of  2000,  a  charge  to
     operations  for  real  estate  impairment  of  $124,644  was
     recognized, which is the difference between the  book  value
     at  December  31,  2000 of $174,644 and the  estimated  fair
     value  of  $50,000.   In  the third  quarter  of  2001,  the
     Partnership recognized an additional real estate  impairment
     of $50,000 to write down the book value of the land to zero.

(4)  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.

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.


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  some  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.


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

         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, 2002 and 2001, the
Partnership   recognized   rental  income   of   $1,285,257   and
$1,260,860,   respectively.   During  the   same   periods,   the
Partnership  earned  investment income of  $17,170  and  $60,741,
respectively.  In 2002, rental income increased as  a  result  of
additional rent received from two property acquisitions  in  2002
and   2001  and  rent  increases  on  eleven  properties.   These
increases in rental income were partially offset by the  loss  of
rent  from the Denny's restaurant and property sales.   In  2002,
investment income decreased due to the Partnership receiving less
interest income from construction advances and having less  money
invested,  due  to property acquisitions, at lower  money  market
interest rates.

        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  nine  months   ended
September 30, 2002 and the year ended December 31, 2001, HRG owed
$94,775  and  $55,981  for  past due rent,  which  has  not  been
accrued.   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 will be forgiven.  The
net  sale  proceeds will be approximately $1,075,000, which  will
result in a net gain of approximately $610,000.

         In   January,   1996,   the  Cheddar's   restaurant   in
Indianapolis, Indiana was destroyed by a fire.  The property will
not be rebuilt and the Partnership listed the land for sale.   As
of  December 31, 2000, based on an analysis of market  conditions
in   the   area,  it  was  determined  the  fair  value  of   the
Partnership's interest in the land was approximately $50,000.  In
the  fourth  quarter  of 2000, a charge to  operations  for  real
estate  impairment  of  $124,644 was  recognized,  which  is  the
difference  between  the  book value  at  December  31,  2000  of
$174,644  and the estimated fair value of $50,000.  In the  third
quarter  of  2001, the Partnership recognized an additional  real
estate impairment of $50,000 to write down the book value of  the
land to zero.

        During the nine months ended September 30, 2002 and 2001,
the  Partnership  paid  Partnership  administration  expenses  to
affiliated parties of $198,798 and $244,106, 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  $57,967 and $46,888, 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.  The  increase
in  these expenses in 2002, when compared to 2001, is the  result
of  expenses  incurred in 2002 related to the  Denny's  situation
discussed above.

        As  of  September 30, 2002, the Partnership's  annualized
cash  distribution rate was 7.0%, based on the  Adjusted  Capital
Contribution.   Distributions of Net Cash  Flow  to  the  General
Partners were subordinated to the Limited Partners as required in
the  Partnership  Agreement.  As a result, 99%  of  distributions
were  allocated  to  Limited  Partners  and  1%  to  the  General
Partners.


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

        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,  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 increased from  $1,010,720  in
2001  to $1,164,251 in 2002 due to net timing differences in  the
collection  of payments from lessees and the payment of  expenses
and  a  decrease in Partnership administration expenses in  2002,
which were partially offset by a decrease in income in 2002.

        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, 2002, the Partnership generated cash flow from  the
sale  of real estate of $1,223,603.  During the nine months ended
September  30,  2002 and 2001, the Partnership expended  $183,486
and   $787,956,  respectively,  to  invest  in  real   properties
(inclusive of acquisition expenses) as the Partnership reinvested
cash generated from property sales.

        On  November 2, 2001, the Partnership sold the Bennigan's
restaurant in Cincinnati, Ohio to an unrelated third party.   The
Partnership  received total net sale proceeds of $710,652,  which
resulted in a net gain of $29,000.  At the time of sale, the cost
and related accumulated depreciation was $1,259,192 and $577,540,
respectively.

       In the third quarter of 2002, the Partnership sold its 60%
interest  in  the  TGI  Friday's  restaurant,  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 nine months ended September 30, 2002 and 2001,
the  Partnership  distributed $95,980 and $210,109  of  net  sale
proceeds  to  the Limited and General Partners as part  of  their
regular  quarterly distributions which represented  a  return  of
capital  of  $4.66  and  $10.07  per  Limited  Partnership  Unit,
respectively.  The remaining net sale proceeds will either be re-
invested in additional property or distributed to the Partners in
the future.


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

        On  May 8, 2000, the Partnership purchased a 17% interest
in  a parcel of land in Austin, Texas for $231,200.  The land  is
leased  to  Razzoo's, Inc. (RI) under a Lease  Agreement  with  a
primary  term of 15 years and annual rental payments of  $19,652.
Effective  October  4,  2000, the annual rent  was  increased  to
$22,542.   Simultaneously  with the purchase  of  the  land,  the
Partnership entered into a Development Financing Agreement  under
which  the  Partnership advanced funds to RI for the construction
of a Razzoo's restaurant on the site.  Initially, the Partnership
charged  interest on the advances at a rate of  8.5%.   Effective
October  4,  2000  and  April 15, 2001,  the  interest  rate  was
increased  to 9.75% and 15.0%, respectively.  On June  27,  2001,
after  the  development was completed, the  Lease  Agreement  was
amended  to  require  annual rental  payments  of  $54,068.   The
Partnership's share of the total acquisition costs, including the
cost  of the land, was $545,266.  The remaining interests in  the
property   are  owned  by  AEI  Real  Estate  Fund   XV   Limited
Partnership,  AEI  Net  Lease Income & Growth  Fund  XIX  Limited
Partnership,   and  AEI  Income  &  Growth  Fund   XXII   Limited
Partnership, affiliates of the Partnership.

        On  April  27,  2001,  the Partnership  purchased  a  28%
interest  in  a  parcel of land in Utica, Michigan for  $338,380.
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.   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.

       The Partnership's primary use of cash flow 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.

        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, 2002, nine Limited Partners redeemed a total
of  78.50  Partnership Units for $63,930 in accordance  with  the
Partnership  Agreement.  On April 1, 2002, four Limited  Partners
redeemed a total of 49 Partnership Units for $40,219.  On July 1,
2002,   eleven  Limited  Partners  redeemed  a  total  of  121.45
Partnership  units for $99,452.  The Partnership  acquired  these
Units  using  Net Cash Flow from operations.  In prior  years,  a
total of 218 Limited Partners redeemed 2,880.35 Partnership Units
for  $2,072,573.  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)/15d-14(c)]
under  the Exchange Act) related to the Partnership as of a  date
(the  "Evaluation Date") within 90 days prior to the filing  date
of  this  report.  Based upon that evaluation, the President  and
Chief Financial Officer of the Managing General Partner concluded
that,  as  of  the Evaluation Date, the disclosure  controls  and
procedures are effective in timely alerting them to the  material
information  relating to the Partnership required to be  included
in periodic SEC filings.

       (b)  Changes in internal controls

         There   were   no  significant  changes  made   in   the
Partnership's internal controls during the period covered by this
report or, to the Managing General Partner's knowledge, in  other
factors that could significantly affect these controls subsequent
to the date of their evaluation.


                   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.
                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 5.OTHER INFORMATION

      None.

ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       (a) Exhibits -
                             Description

10.1  Purchase  Agreement dated October 31,  2002  between  the
      Partnership  and GB Land L. L.C. relating to the property  at
      1851 E. Florence Boulevard, Casa Grande, Arizona.

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

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

       (b) Reports filed on Form 8-K -  None.


                           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 1, 2002      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/ Mark E Larson
                                      Mark E. Larson
                                      Chief Financial Officer
                                      (Principal Accounting Officer)



                          CERTIFICATIONS


I, Robert P. Johnson, certify that:

1.  I  have reviewed this quarterly report on Form 10-QSB of  AEI
Real Estate Fund XVII Limited Partnership;

2.  Based on my knowledge, this quarterly report does not contain
any  untrue  statement of a material fact  or  omit  to  state  a
material fact necessary to make the statements made, in light  of
the  circumstances  under which such statements  were  made,  not
misleading  with respect to the period covered by this  quarterly
report;

3.  Based  on my knowledge; the financial statements,  and  other
financial  information included in this quarterly report,  fairly
present in all material respects the financial condition, results
of  operations and cash flows of the registrant as of,  and  for,
the periods presented in this quarterly report;

4.   The  registrant's  other  certifying  officers  and  I   are
responsible for establishing and maintaining disclosure  controls
and  procedures (as defined in Exchange Act Rules 13a-14 and 15d-
14) for the registrant and have;

       a)   designed  such disclosure controls and procedures  to
ensure  that  material information relating  to  the  registrant,
including its consolidated subsidiaries, is made known to  us  by
others  within those entities, particularly during the period  in
which this quarterly report is being prepared;

        b)   evaluated  the  effectiveness  of  the  registrant's
disclosure  controls and procedures as of a date within  90  days
prior   to  the  filing  date  of  this  quarterly  report   (the
"Evaluation Date"); and

       c)   presented  in this quarterly report  our  conclusions
about the effectiveness of the disclosure controls and procedures
based on our evaluation as of the Evaluation Date;

5.   The  registrant's  other  certifying  officers  and  I  have
disclosed,   based  on  our  most  recent  evaluation,   to   the
registrant's  auditors  and the audit committee  of  registrant's
board   of   directors  (or  persons  performing  the  equivalent
functions):

      a)  all significant deficiencies in the design or operation
of   internal   controls   which  could  adversely   affect   the
registrant's  ability  to record, process, summarize  and  report
financial data and have identified for the registrant's  auditors
any material weaknesses in internal controls; and

       b)   any  fraud,  whether or not material,  that  involves
management or other employees who have a significant role in  the
registrant's internal controls; and

6.   The  registrant's  other  certifying  officers  and  I  have
indicated  in  this quarterly report whether or  not  there  were
significant changes in internal controls or in other factors that
could  significantly affect internal controls subsequent  to  the
date  of  our  most recent evaluation, including  any  corrective
actions  with  regard  to significant deficiencies  and  material
weaknesses.



Dated: November 1, 2002         /s/ Robert P Johnson
                                    Robert P. Johnson, President
                                    AEI Fund Management XVII, Inc.
                                    Managing General Partner



                         CERTIFICATIONS


I, Mark E. Larson, certify that:

1.  I  have reviewed this quarterly report on Form 10-QSB of  AEI
Real Estate Fund XVII Limited Partnership;

2.  Based on my knowledge, this quarterly report does not contain
any  untrue  statement of a material fact  or  omit  to  state  a
material fact necessary to make the statements made, in light  of
the  circumstances  under which such statements  were  made,  not
misleading  with respect to the period covered by this  quarterly
report;

3.  Based  on my knowledge; the financial statements,  and  other
financial  information included in this quarterly report,  fairly
present in all material respects the financial condition, results
of  operations and cash flows of the registrant as of,  and  for,
the periods presented in this quarterly report;

4.   The  registrant's  other  certifying  officers  and  I   are
responsible for establishing and maintaining disclosure  controls
and  procedures (as defined in Exchange Act Rules 13a-14 and 15d-
14) for the registrant and have;

       a)   designed  such disclosure controls and procedures  to
ensure  that  material information relating  to  the  registrant,
including its consolidated subsidiaries, is made known to  us  by
others  within those entities, particularly during the period  in
which this quarterly report is being prepared;

        b)   evaluated  the  effectiveness  of  the  registrant's
disclosure  controls and procedures as of a date within  90  days
prior   to  the  filing  date  of  this  quarterly  report   (the
"Evaluation Date"); and

       c)   presented  in this quarterly report  our  conclusions
about the effectiveness of the disclosure controls and procedures
based on our evaluation as of the Evaluation Date;

5.   The  registrant's  other  certifying  officers  and  I  have
disclosed,   based  on  our  most  recent  evaluation,   to   the
registrant's  auditors  and the audit committee  of  registrant's
board   of   directors  (or  persons  performing  the  equivalent
functions):

      a)  all significant deficiencies in the design or operation
of   internal   controls   which  could  adversely   affect   the
registrant's  ability  to record, process, summarize  and  report
financial data and have identified for the registrant's  auditors
any material weaknesses in internal controls; and

       b)   any  fraud,  whether or not material,  that  involves
management or other employees who have a significant role in  the
registrant's internal controls; and

6.   The  registrant's  other  certifying  officers  and  I  have
indicated  in  this quarterly report whether or  not  there  were
significant changes in internal controls or in other factors that
could  significantly affect internal controls subsequent  to  the
date  of  our  most recent evaluation, including  any  corrective
actions  with  regard  to significant deficiencies  and  material
weaknesses.



Dated: November 1, 2002        /s/ Mark E Larson
                                   Mark E. Larson, Chief Financial Officer
                                   AEI Fund Management XVII, Inc.
                                   Managing General Partner