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

                            FORM 10-Q

        QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)
             OF THE SECURITIES EXCHANGE ACT OF 1934

       For the quarterly period ended:  September 30, 2010

               Commission File Number:  000-17467

            AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP
     (Exact name of registrant 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
                 (Registrant's telephone number)

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

Indicate  by check mark whether the registrant (1) has filed  all
reports  required  to be filed by Section  13  or  15(d)  of  the
Securities  Exchange Act of 1934 during the preceding  12  months
(or  for such shorter period that the registrant was required  to
file  such  reports),  and (2) has been subject  to  such  filing
requirements for the past 90 days.                [X] Yes  [ ] No

Indicate  by  check  mark  whether the registrant  has  submitted
electronically  and posted on its corporate  Web  site,  if  any,
every  Interactive Data File required to be submitted and  posted
pursuant  to Rule 405 of Regulation S-T (232.405 of this chapter)
during  the preceding 12 months (or for such shorter period  that
the registrant was required to submit and post such files).
                                                 [ ] Yes   [ ] No

Indicate  by  check  mark  whether  the  registrant  is  a  large
accelerated filer, an accelerated filer, a non-accelerated filer,
or  a  smaller reporting company.  See the definitions of  "large
accelerated  filer," "accelerated filer" and  "smaller  reporting
company" in Rule 12b-2 of the Exchange Act.

  Large accelerated filer [ ]        Accelerated filer [ ]

  Non-accelerated filer [ ]          Smaller reporting company [X]

Indicate by check mark whether the registrant is a shell  company
(as  defined in Rule 12b-2 of the Exchange Act).   [ ] Yes [X] No


          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP

                              INDEX


Part I - Financial Information

 Item 1. Financial Statements (unaudited):

         Statement of Net Assets Available for Liquidation
           as of September 30, 2010 and December 31, 2009

         Statement of Liquidating Activities for the
           Periods ended September 30, 2010 and 2009

         Notes to Financial Statements

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

 Item 3. Quantitative and Qualitative Disclosures About Market Risk

 Item 4. Controls and Procedures

Part II - Other Information

 Item 1. Legal Proceedings

 Item 1A. Risk Factors

 Item 2. Unregistered Sales of Equity Securities and  Use  of Proceeds

 Item 3. Defaults Upon Senior Securities

 Item 5. Other Information

 Item 6. Exhibits

         Signatures

<PAGE>
          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP
        STATEMENT OF NET ASSETS AVAILABLE FOR LIQUIDATION
            SEPTEMBER 30, 2010 AND DECEMBER 31, 2009




                                                  2010            2009

ASSETS:
  Cash                                        $ 1,316,682     $   684,637
  Investments in Real Estate                       12,000         856,000
                                               -----------     -----------
          Total Assets                          1,328,682       1,540,637
                                               -----------     -----------

LIABILITIES:
  Payable to AEI Fund Management, Inc.              9,123          25,239
  Real Estate Taxes Payable                           269           7,083
  Distributions Payable                            34,354          34,354
                                               -----------     -----------
          Total Liabilities                        43,746          66,676
                                               -----------     -----------
NET ASSETS (PARTNERS' CAPITAL) IN LIQUIDATION,
   including 19,557 Limited
    Partnership Units outstanding             $ 1,284,936     $ 1,473,961
                                               ===========     ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP
               STATEMENT OF LIQUIDATING ACTIVITIES
               FOR THE PERIODS ENDED SEPTEMBER 30

                                 Three Months Ended      Nine Months Ended
                                9/30/10      9/30/09   9/30/10      9/30/09
SOURCES OF ADDITIONAL CASH:
   Rent                       $        0  $   28,503  $        0  $   85,510
   Real Estate Tax Reimbursements      0      21,248           0      63,745
   Interest Income                 2,737       1,836       5,641       5,807
   Proceeds from Sale of
     Real Estate                 845,259           0     841,963           0
                               ----------  ----------  ----------  ----------
       Total Sources of
         Additional Cash         847,996      51,587     847,604     155,062
                               ----------  ----------  ----------  ----------
USES OF ADDITIONAL CASH:
  Partnership  Administration -
    Affiliates                    11,024      13,070      49,270      42,596
  Partnership Administration
    and Property Management  -
    Unrelated Parties              6,806       1,929      41,813      13,152
  Real Estate Taxes Paid           1,881           0      21,414      47,252
  Distributions Paid to Partners  34,354      35,364     103,062     112,347
                               ----------  ----------  ----------  ----------
     Total Uses of
      Additional Cash             54,065      50,363     215,559     215,347
                               ----------  ----------  ----------  ----------
INCREASE (DECREASE) IN NET ASSETS
  IN LIQUIDATION
  BEFORE ADJUSTMENTS             793,931       1,224     632,045     (60,285)
                               ----------  ----------  ----------  ----------
ADJUSTMENTS OF ESTIMATED VALUES:
  Change in Net Realizable values of:
    Real Estate                  (10,000)   (323,000)    (10,000)   (455,000)
    Payable to AEI Fund
     Management, Inc.              4,119      (1,597)     16,116      (1,170)
    Real  Estate Taxes Payable      (269)    (21,248)      6,814     (16,493)
    Distributions Payable              0           0           0       6,255
    Net Realizable Value of
     Real Estate Sold           (834,000)          0    (834,000)          0
                               ----------  ----------  ----------  ----------
      Total Adjustment of
            Estimated Values    (840,150)   (345,845)   (821,070)   (466,408)
                               ----------  ----------  ----------  ----------
DECREASE IN NET ASSETS
    IN LIQUIDATION               (46,219)   (344,621)   (189,025)   (526,693)

BEGINNING NET ASSETS
      IN LIQUIDATION           1,331,155   1,816,298   1,473,961   1,998,370
                               ----------  ----------  ----------  ----------
ENDING NET ASSETS
    IN  LIQUIDATION           $1,284,936  $1,471,677  $1,284,936  $1,471,677
                               ==========  ==========  ==========  ==========

 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
                       SEPTEMBER 30, 2010

(1)  The  condensed  statements included herein have been  prepared
     by  the  registrant, 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  registrant
     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
     registrant's latest annual report on Form 10-K.

(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 director of  AFM,  serves  as  the
     Individual   General  Partner.   AFM  is  a   wholly   owned
     subsidiary  of AEI Capital Corporation of which Mr.  Johnson
     is  the  majority  shareholder.  AEI Fund  Management,  Inc.
     ("AEI"),  an  affiliate of AFM, performs the  administrative
     and operating functions for the Partnership.

     The   terms  of  the  Partnership  offering  called  for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced  operations  on February  10,  l988  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
                           (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 contribution.


          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(2)  Organization - (Continued)

     In September 2007, the Managing General Partner solicited by
     mail  a  proxy statement seeking the consent of the  Limited
     Partners,  as  required by Section 6.1  of  the  Partnership
     Agreement,  to  initiate the final disposition,  liquidation
     and  distribution of all of the Partnership's properties and
     assets  within  the  next year.  On October  16,  2007,  the
     proposal  was  approved with a majority of  Units  voted  in
     favor  of  the proposal.  As a result, the Managing  General
     Partner  is proceeding with the planned liquidation  of  the
     Partnership.  At this time, the Partnership anticipates that
     it  will sell its remaining property and liquidate prior  to
     December 31, 2010.

     Financial Statement Presentation

       Because   liquidation  was  anticipated,  the  Partnership
       changed its basis of accounting after September 30,  2005,
       from  the  going  concern basis to the liquidation  basis.
       Effective  October 1, 2005, the Partnership  measures  its
       assets and liabilities at the amounts of cash expected  in
       liquidation  and  reports changes in estimates  when  they
       are   known.    The   accounts  of  the  Partnership   are
       maintained  on  the accrual basis of accounting  for  both
       federal   income  tax  purposes  and  financial  reporting
       purposes.

(3)  Investments in Real Estate -

     Effective  with  the  decision to  liquidate,  the  carrying
     amounts  of assets and liabilities were adjusted from  their
     historical bases to the amounts of cash expected from  their
     realization  and settlement.  Because of the expected  short
     liquidation period, the effects of discounting would not  be
     significant and have been ignored.  At September  30,  2010,
     the  estimated  real estate value was based upon  comparable
     sales  of  similar properties.  At December  31,  2009,  the
     estimated  real  estate  values were  based  upon  a  signed
     purchase agreement for one property and comparable sales  of
     similar properties for the other property.  It is reasonably
     possible  that  the amounts expected to be realized  in  the
     liquidation process may change in the near term.

     On June 26, 2006, Timber Lodge Steakhouse, Inc. ("TLS"), the
     tenant of the Timber Lodge restaurants filed for Chapter  11
     bankruptcy reorganization.  In September 2006, TLS submitted
     a written proposal requesting rent concessions.  In February
     2007,  the  Partnership and other owners of  the  properties
     signed Lease amendments to reduce the annual rent by 15% for
     the  Rochester property and 10% for the St. Cloud  property.
     As  a result of these amendments, TLS submitted a request to
     the  bankruptcy court to assume the Leases.  The request was
     approved by the court.  Through June 30, 2008, TLS paid  all
     rent due under the Leases as amended.

          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(3)  Investments in Real Estate - (Continued)

     In  August  2008, TLS completed an asset sale to Timberlodge
     Steakhouse Acquisition, LLC ("TSA"), a subsidiary  of  Taher
     Food  Management, a Minneapolis-based food services company.
     After the asset sale, TLS reported to its creditors that  it
     was  insolvent  and would be unable to pay amounts  owed  to
     unsecured creditors.  As a result, the Partnership  was  not
     able  to  collect  the  July rent for  the  properties.   In
     exchange  for  a  rent reduction of approximately  12%,  TSA
     entered into Lease amendments, effective August 1, 2008, for
     both  properties  and  assumed the responsibilities  of  the
     tenant.

     At  June 30, 2009, based on an analysis of market conditions
     in   the   area,  the  Partnership  recognized  a   $132,000
     adjustment to decrease the estimated net realizable value of
     the  properties.  In September 2009, the tenant asked for  a
     further  rent  reduction of 25% on both  properties.   After
     reviewing  the tenant's financial statements and  restaurant
     performance,   the  Partnership  verbally  agreed   to   the
     reduction,  but  only for one year.  Based on  the  tenant's
     financial  information  and additional  analysis  of  market
     conditions  in  the  area,  the  Partnership  recognized  an
     additional $323,000 adjustment to decrease the estimated net
     realizable value of the properties at September 30, 2009.

     At  the end of November 2009, TSA closed the restaurants and
     stopped  paying rent and property expenses.  The Partnership
     commenced  legal  action against TSA to evict  it  from  the
     properties.   In  January  2010,  the  judge  approved   the
     eviction action and the Partnership took possession  of  the
     properties.   As  a  result  of the  tenant's  default,  the
     Partnership is paying for its share of the real estate taxes
     and  other costs associated with maintaining the properties.
     The Partnership took additional legal action against TSA and
     obtained  a  default judgment for damages due to  its  lease
     default.  Whether TSA has any assets to satisfy the judgment
     is unknown at this time.

     In  March 2010, the Partnership reached an agreement to sell
     the  Rochester property to an unrelated third party.   Based
     on  this  agreement,  the Partnership recognized  a  $51,000
     adjustment to increase the estimated net realizable value of
     the  Rochester property at December 31, 2009.  On  July  27,
     2010,  the  sale closed with the Partnership  receiving  net
     sale proceeds of $845,259.  During the six months ended June
     30,  2010, the Partnership incurred net expenses related  to
     the  sale of the property of $3,296.  As a result, total net
     proceeds  from the sale of the property were  $841,963.   At
     the  time  of sale, the estimated net realizable  value  was
     $834,000.

     At  September 30, 2010, the Partnership recognized a $10,000
     adjustment to decrease the net realizable value of  the  St.
     Cloud property from $22,000 to $12,000.

     During  the  first  nine  months  of  2010  and  2009,   the
     Partnership  distributed net sale proceeds of  $103,062  and
     $72,727 to the Limited and General Partners as part of their
     quarterly  distributions,  which  represented  a  return  of
     capital  of  $5.22  and $3.69 per Limited Partnership  Unit,
     respectively.   The  proceeds  were  generated  from   sales
     completed prior to 2007.


          AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(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 OF FINANCIAL CONDITION
        AND RESULTS OF OPERATIONS.

        This  section contains "forward-looking statements" 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, the
sufficiency  of  cash  to  meet  operating  expenses,  rates   of
distribution,  and  other  matters.  These,  and  other  forward-
looking  statements,  should 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
     effects of these consequences for the Partners;

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

     the effect of tenant defaults; and

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

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.

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

        Effective  October 1, 2005, the Partnership  adopted  the
liquidation  basis  of  accounting because the  General  Partners
anticipated the liquidation of the Partnership during 2006.   The
timetable  for final disposition of the assets was  delayed  when
the tenant in two of the Partnership's remaining properties filed
for Chapter 11 bankruptcy reorganization on June 26, 2006.  While
the  tenant  was in bankruptcy, the General Partners believed  it
would have been difficult to find a buyer that would have paid  a
fair  value  for  the  properties.  In  2008,  the  tenant  again
experienced  financial difficulties which made it more  difficult
to  sell  the  properties.  The General Partners  now  anticipate
liquidation  to  occur  during  2010.   In  accordance  with  the
liquidation  basis  of accounting, assets are recorded  at  their
estimated net realizable value (the amount of cash expected to be
received) and liabilities are recorded at the amount estimated to
be  paid  to creditors and Partners.  At September 30, 2010,  the
estimated  real estate value was based upon comparable  sales  of
similar properties.

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

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

Results of Operations

        For  the  nine months ended September 30, 2010 and  2009,
while in the liquidation phase, the Partnership recognized rental
income  of $0 and $85,510, respectively.  In 2010, rental  income
decreased  due  to  the  tenant of the Timber  Lodge  restaurants
defaulting on its rental obligations as discussed below.   During
the  same periods, the Partnership recognized interest income  of
$5,641 and $5,807, respectively.

        Prior  to defaulting on its lease obligations, the tenant
of  the  Timber  Lodge restaurants was making additional  monthly
payments  to fund a real estate tax escrow account.   During  the
nine  months  ended September 30, 2009, the Partnership  received
payments  of $63,745.  The Partnership held the funds until  real
estate  taxes were due and then paid them directly to the  taxing
authorities.  At December 31, 2009, the real estate  tax  payable
represented the balance of the tenant's real estate tax  payments
that  had  not been paid to the taxing authorities.  Due  to  the
tenant's default, $4,985 of this balance was transferred  to  the
other   tenant-in-common  owners  of   the   property   and   the
Partnership's  share of the balance was used  to  pay  for  other
property expenses.

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

        For  the  nine months ended September 30, 2010 and  2009,
while   in   the  liquidation  phase,  the  Partnership  incurred
Partnership  administration expenses from affiliated  parties  of
$38,643 and $43,766, respectively.  These administration expenses
include  costs associated with the management of the  properties,
processing    distributions,    reporting    requirements     and
communicating  with  the  Limited  Partners.   During  the   same
periods, the Partnership incurred Partnership administration  and
property  management expenses from unrelated parties  of  $50,924
and  $13,152,  respectively.   These  expenses  represent  direct
payments  to  third  parties for legal and  filing  fees,  direct
administrative costs, outside audit costs, taxes,  insurance  and
other  property costs.  These expenses were higher in 2010,  when
compared  to  2009, due to expenses related to the  Timber  Lodge
properties.

        On  June 26, 2006, Timber Lodge Steakhouse, Inc. ("TLS"),
the  tenant of the Timber Lodge restaurants filed for Chapter  11
bankruptcy  reorganization.  In September 2006, TLS  submitted  a
written proposal requesting rent concessions.  In February  2007,
the  Partnership and other owners of the properties signed  Lease
amendments  to  reduce the annual rent by 15% for  the  Rochester
property  and  10% for the St. Cloud property.  As  a  result  of
these amendments, TLS submitted a request to the bankruptcy court
to  assume  the Leases.  The request was approved by  the  court.
Through June 30, 2008, TLS paid all rent due under the Leases  as
amended.

       In August 2008, TLS completed an asset sale to Timberlodge
Steakhouse  Acquisition, LLC ("TSA"), a subsidiary of Taher  Food
Management, a Minneapolis-based food services company.  After the
asset  sale, TLS reported to its creditors that it was  insolvent
and  would  be unable to pay amounts owed to unsecured creditors.
As  a  result, the Partnership was not able to collect  the  July
rent  for  the  properties.  In exchange for a rent reduction  of
approximately  12%, TSA entered into Lease amendments,  effective
August   1,   2008,   for  both  properties   and   assumed   the
responsibilities of the tenant.

        At  June  30,  2009,  based  on  an  analysis  of  market
conditions  in  the area, the Partnership recognized  a  $132,000
adjustment to decrease the estimated net realizable value of  the
properties.   In September 2009, the tenant asked for  a  further
rent  reduction of 25% on both properties.  After  reviewing  the
tenant's  financial  statements and restaurant  performance,  the
Partnership  verbally agreed to the reduction, but only  for  one
year.  Based on the tenant's financial information and additional
analysis  of  market  conditions in  the  area,  the  Partnership
recognized  an  additional $323,000 adjustment  to  decrease  the
estimated net realizable value of the properties at September 30,
2009.

        At  the  end of November 2009, TSA closed the restaurants
and  stopped  paying rent and property expenses.  The Partnership
commenced  legal  action  against  TSA  to  evict  it  from   the
properties.   In  January 2010, the judge approved  the  eviction
action and the Partnership took possession of the properties.  As
a  result of the tenant's default, the Partnership is paying  for
its  share  of  the real estate taxes and other costs  associated
with maintaining the properties.  The Partnership took additional
legal  action  against  TSA and obtained a default  judgment  for
damages due to its lease default.  Whether TSA has any assets  to
satisfy the judgment is unknown at this time.

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

        In  March  2010, the Partnership reached an agreement  to
sell  the Rochester property to an unrelated third party.   Based
on   this   agreement,  the  Partnership  recognized  a   $51,000
adjustment to increase the estimated net realizable value of  the
Rochester  property at December 31, 2009.  On July 27, 2010,  the
sale  closed with the Partnership receiving net sale proceeds  of
$845,259.   During  the  six  months ended  June  30,  2010,  the
Partnership  incurred net expenses related to  the  sale  of  the
property  of  $3,296.  As a result, total net proceeds  from  the
sale  of  the property were $841,963.  At the time of  sale,  the
estimated net realizable value was $834,000.

        At  September  30,  2010,  the Partnership  recognized  a
$10,000  adjustment to decrease the net realizable value  of  the
St. Cloud property.

       For the nine months ended September 30, 2010 and 2009, the
Partnership  recognized  adjustments  of  estimated   values   of
($821,070)  and  ($466,408),  respectively,  resulting  from  the
application of the liquidation basis of accounting and  recording
its  assets at estimated net realizable value and liabilities  at
the amount estimated to be paid.

         Management  believes  inflation  has  not  significantly
affected income from operations.


Liquidity and Capital Resources

        On  October  16,  2007, the Limited Partners  approved  a
proposal  to  initiate  the  final disposition,  liquidation  and
distribution of all of the Partnership's properties  and  assets.
As  a result, the Managing General Partner is proceeding with the
planned  liquidation  of  the Partnership.   At  this  time,  the
Partnership anticipates that it will sell its remaining  property
and liquidate prior to December 31, 2010.

        During the nine months ended September 30, 2010, while in
the   liquidation  phase,  the  Partnership's   Net   Assets   in
Liquidation  decreased $189,025 mainly as a result of Partnership
administration,  property management and property  sale  expenses
and cash distributions of net sale proceeds paid to the Partners.
During  the  nine months ended September 30, 2009, while  in  the
liquidation  phase, the Partnership's Net Assets  in  Liquidation
decreased $526,693 as a result of decreases in the estimated  net
realizable  values  of  property and distributions  paid  to  the
Partners in excess of cash generated from operating activities.

         One  of  the  Partnership's  primary  uses  of  cash  is
distribution 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.

       For the nine months ended September 30, 2010 and 2009, the
Partnership  declared  distributions of  $103,062  and  $106,092,
respectively.   The  Limited Partners received  distributions  of
$102,032   and   $102,032  and  the  General  Partners   received
distributions of $1,030 and $4,060 for the periods, respectively.
During  the  first nine months of 2010 and 2009, the  Partnership
distributed  net  sale proceeds of $103,062 and  $72,727  to  the
Limited   and  General  Partners  as  part  of  their   quarterly
distributions, which represented a return of capital of $5.22 and
$3.69  per Limited Partnership Unit, respectively.  The  proceeds
were generated from sales completed prior to 2007.
ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        With  the  tenant  of  the  Partnership's  two  remaining
properties  failing  to pay rent during 2010,  the  Partnership's
only  source  of income is interest earned on its  cash  reserve.
This   income   is  not  sufficient  to  pay  the   Partnership's
administrative  expenses  and  the property  management  expenses
related to the properties.  Therefore, the Partnership will  need
to  use a portion of its cash reserve to pay these expenses until
the  properties  are  sold  and the  Partnership  is  liquidated.
Future  distributions  declared,  if  any,  prior  to  the  final
liquidating  distribution,  will  also  be  paid  from  the  cash
reserve.   The  cash  reserve should  be  adequate  to  meet  the
Partnership's obligations.

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

       Not required for a smaller reporting company.

ITEM 4.   CONTROLS AND PROCEDURES.

       (a)  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  our  disclosure
controls  and procedures (as defined in Rule 13a-15(e) under  the
Securities  Exchange  Act of 1934 (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, our disclosure controls  and
procedures  were effective in ensuring that information  required
to be disclosed by us in the reports that we file or submit under
the  Exchange Act is recorded, processed, summarized and reported
within  the time periods specified in applicable rules and  forms
and  that  such  information is accumulated and  communicated  to
management,  including the President and Chief Financial  Officer
of  the  Managing General Partner, in a manner that allows timely
decisions regarding required disclosure.

       (b)  Changes in Internal Control Over Financial Reporting.

        During  the  most recent period covered by  this  report,
there  has  been no change in our internal control over financial
reporting  (as defined in Rule 13a-15(f) under the Exchange  Act)
that  has  materially  affected,  or  is  reasonably  likely   to
materially affect, our 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 1A.  RISK FACTORS.

       Not required for a smaller reporting company.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS.

       (a) None.

       (b) Not applicable.

        (c) Pursuant to Section 7.7 of the Partnership Agreement,
as  amended, each Limited Partner has the right to present  Units
to  the  Partnership  for purchase by submitting  notice  to  the
Managing  General Partner.  The purchase price of  the  Units  is
equal to 90% of the net asset value per Unit as determined by the
Managing General Partner in accordance with the provisions of the
Partnership  Agreement.  Units tendered to  the  Partnership  are
redeemed  at  the purchase price established for the  quarter  in
which the Partnership received a notice at least 60 days prior to
the  repurchase  dates of January 1st, April 1st,  July  1st  and
October   1st   subject  to  the  following   limitations.    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.   During  the period covered  by  this  report,  the
Partnership did not purchase any Units.

ITEM 3.   DEFAULTS UPON SENIOR SECURITIES.

       None.

ITEM 5.   OTHER INFORMATION.

       None.

ITEM 6.   EXHIBITS.

    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.


                           SIGNATURES

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


Dated:  November 10, 2010     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)