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:  June 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


                                                     Page

PART I.  Financial Information

    Item 1. Balance Sheet as of June 30, 2003
            and December 31, 2002                     3

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

           Income                                     4

           Cash Flows                                 5

           Changes in Partners' Capital               6

        Notes to Financial Statements                7-13

    Item 2. Management's Discussion and Analysis    13-17

    Item 3. Controls and Procedures                   18

PART II. Other Information

    Item 1. Legal Proceedings                         18

    Item 2. Changes in Securities                     18

    Item 3. Defaults Upon Senior Securities           18

    Item 4. Submission of Matters to a Vote of
            Security Holders                          18

    Item 5. Other Information                         18

    Item 6. Exhibits and Reports on Form 8-K          19

        Signatures                                    19

<PAGE>
          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                          BALANCE SHEET

               JUNE 30, 2003 AND DECEMBER 31, 2002

                           (Unaudited)

                             ASSETS

                                             2003       2002

CURRENT ASSETS:
  Cash and Cash Equivalents               $4,622,628 $ 3,332,053
  Receivables                                 20,964       9,982
                                           ---------   ---------
      Total Current Assets                 4,643,592   3,342,035
                                           ---------   ---------
INVESTMENTS IN REAL ESTATE:
  Land                                     3,212,812   3,529,891
  Buildings and Equipment                  7,172,149   8,317,246
  Construction in Progress                   568,272           0
  Accumulated Depreciation                (2,892,674) (2,948,624)
                                           ---------   ---------
      Net Investments in Real Estate       8,060,559   8,898,513
                                          ---------    ---------
           Total  Assets                 $12,704,151 $12,240,548
                                            ========    ========


                LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.    $   22,503 $    46,433
  Distributions Payable                      281,675     285,894
  Unearned Rent                               43,333       6,274
                                           ---------   ---------
      Total Current Liabilities              347,511     338,601
                                           ---------   ---------
PARTNERS' CAPITAL:
  General Partners                            13,862       9,316
  Limited Partners, $1,000 Unit value;
     30,000 Units authorized; 23,389
      Units issued; 20,119 and 20,213
      Units outstanding in 2003 and 2002,
      respectively                        12,342,778  11,892,631
                                           ---------   ---------
      Total Partners' Capital             12,356,640  11,901,947
                                           ---------   ---------
          Total Liabilities and
             Partners' Capital           $12,704,151 $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 JUNE 30

                           (Unaudited)


                              Three Months Ended   Six Months Ended
                              6/30/03    6/30/02   6/30/03   6/30/02

RENTAL INCOME                $294,421  $315,335   $ 588,630  $591,648

EXPENSES:
   Partnership Administration -
     Affiliates                34,567    68,515      98,582   146,959
   Partnership Administration
     and Property Management -
     Unrelated Parties         12,337    12,187      22,278    24,996
   Depreciation                51,536    51,537     103,072   100,390
                              -------   -------     -------   -------
        Total Expenses         98,440   132,239     223,932   272,345
                              -------   -------     -------   -------

OPERATING INCOME              195,981   183,096     364,698   319,303
OTHER INCOME:
   Interest Income             21,719     3,531      30,529    13,048
                              -------   -------     -------   -------
INCOME FROM CONTINUING
   OPERATIONS                 217,700   186,627     395,227   332,351

Income from Discontinued
 Operations                   425,130    85,418     999,905   191,031
                              -------   -------     -------   -------
NET INCOME                  $ 642,830  $272,045  $1,395,132  $523,382
                               ======   =======     =======   =======

NET INCOME ALLOCATED:
   General Partners         $   6,428  $  2,721  $   13,951  $  5,234
   Limited Partners           636,402   269,324   1,381,181   518,148
                              -------   -------     -------   -------
                            $ 642,830  $272,045  $1,395,132  $523,382
                              =======   =======     =======   =======

INCOME PER LIMITED PARTNERSHIP UNIT:
   Continuing Operations    $   10.71  $   9.06  $    19.43  $  16.12
   Discontinued Operations      20.92      4.15       49.14      9.27
                              -------   -------     -------   -------
        Total               $   31.63  $  13.21  $    68.57  $  25.39
                               ======    ======      ======    ======
Weighted Average Units
 Outstanding                   20,119    20,381      20,143    20,405
                               ======    ======      ======    ======

 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 JUNE 30

                           (Unaudited)

                                             2003       2002

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net Income                           $ 1,395,132  $  523,382

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                           123,668     147,688
     Gain on Sale of Real Estate           (874,914)          0
     (Increase) Decrease in Receivables     (10,982)     45,114
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.           (23,930)      6,808
     Increase in Unearned Rent               37,059      48,618
                                          ---------   ---------
        Total Adjustments                  (749,099)    248,228
                                          ---------   ---------
        Net Cash Provided By
           Operating Activities             646,033     771,610
                                          ---------   ---------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate              (946,908)   (183,486)
   Proceeds from Sale of Real Estate      2,536,108           0
                                          ---------   ---------
       Net Cash Provided By (Used For)
          Investing Activities            1,589,200    (183,486)
                                          ---------   ---------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Decrease in Distributions Payable         (4,219)       (835)
   Distributions to Partners               (862,053)   (616,208)
   Redemption Payments                      (78,386)   (105,201)
                                          ---------   ---------
        Net Cash Used For
           Financing Activities            (944,658)   (722,244)
                                          ---------   ---------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                   1,290,575    (134,120)

CASH AND CASH EQUIVALENTS,
 beginning of period                      3,332,053   1,219,154
                                          ---------   ---------
CASH AND CASH EQUIVALENTS,
 end of period                           $4,622,628  $1,085,034
                                           ========    ========

 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 JUNE 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              (6,162)    (610,046)     (616,208)

  Redemption Payments        (1,052)    (104,149)     (105,201)   (127.50)

  Net Income                  5,234      518,148       523,382
                           --------    ---------     ---------  ---------
BALANCE, June 30, 2002      $(1,980) $11,136,115   $11,134,135  20,380.85
                            =======    =========     =========  =========


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

  Distributions              (8,621)    (853,432)     (862,053)

  Redemption Payments          (784)     (77,602)      (78,386)    (94.90)

  Net Income                 13,951    1,381,181     1,395,132
                           --------    ---------     ---------  ---------
BALANCE, June 30, 2003      $13,862  $12,342,778   $12,356,640  20,118.50
                            =======     ========      ========   ========


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

                  NOTES TO FINANCIAL STATEMENTS

                          JUNE 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 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

                          JUNE 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

                          JUNE 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

                          JUNE 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

                          JUNE 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 $378,635.   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
     will  advance 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.  Through June  30,  2003,  the
     Partnership  had  advanced $568,272 for the construction  of
     the property and was charging interest on the advances at  a
     rate  of  10.0%.   The  Partnership's  share  of  the  total
     purchase  price,  including the cost of the  land,  will  be
     approximately   $1,075,000.   After  the   construction   is
     complete,  the  Lease Agreement will be amended  to  require
     annual  rental  payments  of  approximately  $107,500.   The
     remaining  interest in the property is  owned  by  AEI  Real
     Estate  Fund XVIII Limited Partnership, an affiliate of  the
     Partnership.

     During   the  first  six  months  of  2003  and  2002,   the
     Partnership  distributed $286,006 and $61,585  of  net  sale
     proceeds  to  the Limited and General Partners  as  part  of
     their quarterly distributions which represented a return  of
     capital  of  $14.05 and $2.98 per Limited Partnership  Unit.
     The remaining net sale proceeds will either be reinvested in
     additional  property or distributed to the Partners  in  the
     future.

     Subsequent  to  June 30, 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 August 31, 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 June 30, 2003, the book value  of
     the Razzoo's property owned by the Partnership is $523,272.

(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.


            AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                          JUNE 30, 2003
                           (Continued)

(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.

     During  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.   For  the  six
     months ended June 30, 2002, the net gain was $-0-.

     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  approximately
     $1,330,000,  which resulted in a net gain  of  approximately
     $742,000.

            AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                          JUNE 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  Six Months Ended
                             6/30/03   6/30/02   6/30/03  6/30/02

Rental Income                $57,518 $ 123,421$  148,622  $262,002
Property Management Expenses  (1,572)  (14,355)   (3,035)  (23,673)
Depreciation                  (6,908)  (23,648)  (20,596)  (47,298)
Gain on Disposal of Real
 Estate                      376,092         0   874,914         0
                             -------   -------   -------   -------
   Income from Discontinued
     Operations             $425,130 $  85,418  $999,905  $191,031
                              ======    ======    ======    ======


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

        Management's  discussion of the  results  of  operations,
liquidity and capital resources for the six months ended June 30,
2003  and  2002  includes  comparisons of  total  rental  income,
expenses  and  gains (losses) on sales of real  estate  resulting
from  both  Continuing  and Discontinued  Operations.   Reference
should  be  made  to  Note 7 of the Financial  Statements  for  a
summary of the components of Discontinued Operations.

        For  the  six  months ended June 30, 2003 and  2002,  the
Partnership  recognized rental income of $737,252  and  $853,650,
respectively.   During the same periods, the  Partnership  earned
interest  income of $30,529 and $13,048, respectively.  In  2003,
rental  income  decreased  mainly due to  property  sales.   This
decrease in rental income was partially offset by additional rent
received  from  two property acquisitions in 2003 and  2002,  and
rent  increases  on eight properties.  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.

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

        Subsequent  to June 30, 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 August 31, 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 June 30, 2003, the book value  of  the
Razzoo's property owned by the Partnership is $523,272.

        During  the six months ended June 30, 2003 and 2002,  the
Partnership   paid   Partnership   administration   expenses   to
affiliated parties of $98,582 and $146,959, 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  $25,313 and $48,669, 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.

        As of June 30, 2003, the Partnership's annualized regular
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.

        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.

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

Liquidity and Capital Resources

         During   the  six  months  ended  June  30,  2003,   the
Partnership's cash balances increased $1,290,575 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.  Net cash provided by operating activities  decreased
from  $771,610 in 2002 to $646,033 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 six months ended  June
30,  2003 and 2002, the Partnership generated cash flow from  the
sale of real estate of $2,536,108 and $-0-, respectively.  During
the same periods, the Partnership expended $946,908 and $183,486,
respectively,   to  invest  in  real  properties  (inclusive   of
acquisition   expenses)  as  the  Partnership   reinvested   cash
generated from property sales.

        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.

        During 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.  For the six months ended June 30,  2002,
the net gain was $-0-.

        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.

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

        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 approximately $1,330,000,  which
resulted in a net gain of approximately $742,000.

        During  the  first  six  months of  2003  and  2002,  the
Partnership distributed $286,006 and $61,585 of net sale proceeds
to  the  Limited and General Partners as part of their  quarterly
distributions which represented a return of capital of $14.05 and
$2.98  per  Limited  Partnership Unit.  The  remaining  net  sale
proceeds  will  either  be reinvested in additional  property  or
distributed to the Partners in the future.

       On April 3, 2003, the Partnership purchased a 50% interest
in  a  parcel  of  land in Mansfield, Texas  for  $378,635.   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 will advance 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.   Through
June  30,  2003,  the Partnership had advanced $568,272  for  the
construction  of  the property and was charging interest  on  the
advances  at  a rate of 10.0%.  The Partnership's  share  of  the
total  purchase price, including the cost of the  land,  will  be
approximately  $1,075,000.  After the construction  is  complete,
the  Lease  Agreement  will be amended to require  annual  rental
payments  of  approximately $107,500.  The remaining interest  in
the  property  is  owned by AEI Real Estate  Fund  XVIII  Limited
Partnership, an affiliate 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.  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.

        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.
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.
                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K

       a. Exhibits -
                             Description

    10.1 Purchase Agreement  dated  May  21,  2003,  between  the
    Partnership  and  Texas  Taco  Cabana,  LP  relating  to  the
    property at 135 Long Street, San Marcos, 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 -     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:  August 8, 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)