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                       SECURITIES AND EXCHANGE COMMISSION
                              WASHINGTON, DC 20549
                                    Form 10-Q



  X        QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15 (D) OF THE
-----      SECURITIES EXCHANGE ACT OF 1934 FOR THE QUARTERLY PERIOD
           ENDED MARCH 31, 1999.
                 --------------


-----      TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (D) OF THE
           SECURITIES EXCHANGE ACT OF 1934 FOR THE TRANSITION PERIOD
           FROM ______________________ TO _____________________.



Commission File number: 0-16601 (formerly 33-16164-LA)
                        ------------------------------


                       FMG RITA RANCH LIMITED PARTNERSHIP
                       ----------------------------------
                           (Exact name of registrant)


Delaware                                               23-2466343
--------                                               ----------
(State or other jurisdiction of            (I.R.S. Employer Identification No.)
incorporation or organization)                     



250 King of Prussia Road, Radnor, PA  19087
-------------------------------------------
(Address of Principal Executive Offices)

Issuer's Telephone Number: (610 964-7234)
                           --------------

Indicate by check mark whether the registrant (a) 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. Yes   x   No
                                       -----    -----


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PART I - FINANCIAL INFORMATION

Item 1 - Financial Statements

         The unaudited financial statements of FMG Rita Ranch Limited
partnership (the "Partnership") at March 31, 1999 are attached hereto as
Exhibit A.

         In the opinion of management, the accompanying unaudited condensed
financial statements include all adjustments, which are of a normal recurring
nature, necessary to present fairly the Partnership's financial position as of
March 31, 1999 and the results of its operations and cash flows for the three
months ended March 31, 1999.

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

         Background
         ----------

         The Partnership is a Delaware limited partnership. The Partnership was
formed on January 30, 1987 by FMG Western Region Acquisitions, Inc. (the
"General Partner") and the initial limited partner, FM Initial, Inc., with an
initial contribution of $25,000 by the General Partner. The General Partner is
an indirect wholly-owned subsidiary of The Fidelity Mutual Life Insurance
Company (in Rehabilitation) ("Fidelity Mutual"). In accordance with the Amended
and Restated Limited partnership Agreement dated December 17, 1987 (the
"Partnership Agreement"), FM Initial, Inc. withdrew from the partnership upon
admittance of new limited partners. The Partnership was formed to acquire and
realize appreciation in a certain 118 acre parcel of undeveloped land near
Tucson, Arizona (the "Property") by holding it for investment and eventual sale,
although there is no assurance that this will be attained.

         Results of Operations
         ---------------------

         The Partnership's revenues for the first quarter of 1999 consisted of
partnership transfer fees in the amount of $50. Expenses for the first quarter
of 1999 consisted of general and administrative costs of $1,444, management fees
of $3,750, insurance of $37 and real estate taxes of $2,358.

         The Partnership had no revenues for the first quarter of 1998. Expenses
for the first quarter of 1998 consisted of general and administrative costs of
$3,367, management fees of $3,750, insurance of $30 and real estate taxes of
$2,239.

         The Partnership's revenues for the first quarter of 1997 consisted of
interest income of $2. Expenses for the first quarter of 1997 consisted of
general and administrative costs of $1,255, management fees of $3,750, insurance
of $27 and real estate taxes of $2,367.

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         The General Partner has no plans to develop the Property, except for
activities including land planning, market surveys and other activities
necessary to prepare the Property for sale. There can be no assurance that
necessary funds would be available should it be desirable for the Partnership to
improve the Property to facilitate its sale.

         Because of the lack of demand for industrial and commercial land in the
Tucson area and the resulting decline in the Property's value, the Partnership
was required to reduce its carrying value on the Property in 1990 and again in
1992. Class "A" Business Park lots dominate the industrial land sales market.
Sale prices range from $15,000 to $30,000 per developed acre and undeveloped raw
land (little of which is being sold) is selling for less than $5,000 an acre.
The General Partner believes that it would be necessary for the Partnership to
hold the property for several years, possibly decades, before the Partnership
may be able to sell the Property at a price which approximates the price paid by
the Partnership for the Property. Thus, it is unlikely that the Property will be
sold for a price which approximates the original price paid by the Partnership
for the Property.

         Liquidity and Capital Resources
         -------------------------------

         The Partnership has no cash reserve remaining at March 31, 1999. As
shown in the accompanying financial statements, the Partnership has incurred
substantial operating losses in each of the past three years. Such losses will
continue until the Partnership begins to sell land parcels. In the partnership
agreement, the General Partner has committed to contribute up to $600,000 to the
capital of the Partnership as the need for additional working capital arises.
Cumulative amounts funded by the General Partner amounted to $346,728 at March
31, 1999. Realization of the partnership's assets is dependent upon the
continued funding of operating deficits by the General Partner and its
affiliate. There can be no assurance, however, that the General Partner or its
affiliate will continue to fund operating deficits.

         During 1998, a potential purchaser made an offer for approximately
$4,750 an acre but subsequently withdrew it upon further investigation.


         Impact of Year 2000
         -------------------

         The Partnership has assessed and is continuing to assess its operating
systems, computer software applications, computer equipment and other equipment
with embedded electronic circuits ("Programs") that it currently uses to
identify whether they are Year 2000 compliant and, if not, what steps are needed
to bring them into compliance. The Partnership expects that almost all Programs
that will be compliant by then, the Partnerhip is reviewing the potential impact
on the Partnership and the alternatives that are available to it if the Programs
cannot be brought into



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compliance by December 31, 1999. The Partnership believes that the required
changes to its Programs will be made on a timely basis without causing material
operational issues or having a material impact on its results of operations on
its financial position.

         The Partnership believes that its core business of owning improved land
is not heavily dependent on the Year 2000 compliance of its Programs and that,
should a reasonably likely worst case Year 2000 situation occur, the
Partnership, because of the basic nature of its systems, many of which can be
executed manually, would not likely suffer material loss or disruption in
remedying the situation.

         The costs incurred and expected to be incurred in the future regarding
Year 2000 compliance have been and are expected to be immaterial to the results
of operations and financial position of the Partnership. Costs related to Year
2000 compliance are expensed as incurred.

         The Partnership has been reviewing whether its significant third party
service providers including financial institutions ("Providers") are Year 2000
compliant. The Company is not aware of any Providers that do not expect to be
compliant; however, the Company has no means of ensuring that its Providers will
be Year 2000 ready. The inability of Providers to be Year 2000 ready in a timely
fashion could have an adverse impact on the Company. The Company plans to
respond to any such contingency involving any of its Providers by seeking to
utilize alternative sources for such goods and services, where practicable. In
addition, widespread disruptions in the national or international economy,
including, for example, disruptions affecting financial markets, and commercial
and investment banks, could also have an adverse impact on the Company. The
likelihood and effects of such disruptions are not determinable at this time.

         Quantitative and Qualitative Disclosures About Market Risk 
         ----------------------------------------------------------

         The Partnership's primary market risk exposure relates to general
economic trends effecting the overall real estate market as it relates to the
holding of land for investment purposes.

PART II - OTHER INFORMATION

Item 1 - Legal Proceedings

         The Partnership is not a direct party to, nor is the Partnership's
property directly the subject of, any material legal proceedings. However, on
November 6, 1992, the Commonwealth Court of Pennsylvania issued an order placing
The Fidelity Mutual Life Insurance Company ("Fidelity Mutual"), the indirect
parent of the General Partner of the Partnership, into rehabilitation under the
control and authority of the Pennsylvania Insurance Commissioner pursuant to the
provisions of the Pennsylvania Insurance Department Act, 40 P.S. Section 221.1
et seq.



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The Partnership is not a direct party to the order, but ownership of the stock
of the General Partner and the stock of the majority Limited Partner is vested
in the Insurance Commissioner pursuant to the Order.

Item 2 - Changes in Securities

         There was no change in the partnership's securities during the first
quarter of 1999.


Item 3 - Defaults Upon Senior Securities

         There was no default in the payment of principal, interest, a sinking
or purchase fund installment or any other default with respect to any
indebtedness of the Partnership. The Partnership has issued no preferred stock;
accordingly, there has been no arrearages or delinquencies with respect to any
such preferred stock.


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

         No matters were submitted to the Partners for a vote during the first
quarter of 1999.


Item 5 - Other Information

         None


Item 6 - Exhibits and Reports on Form 8-K

Reports on Form 8-K

         None

Exhibits (numbered in accordance with Item 601 of Regulation S-K)

Exhibit Numbers            Description                           Page Number
---------------            -----------                           -----------

3.1(a)                     Certificate of Limited                *
                           Partnership

3.1(b) & (4)               Restated Limited Partnership          **
                           Agreement



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Exhibit Numbers            Description                           Page Number
---------------            -----------                           -----------

9                          not applicable

11                         not applicable

12                         not applicable

13                         not applicable

16                         not applicable

18                         not applicable

19                         not applicable

22                         not applicable

23                         not applicable

24                         not applicable

25                         not applicable

28                         not applicable

29                         not applicable


--------------------------------------------------------------------------------

 * Incorporated by reference to Exhibit 3.1 filed as part of the Exhibits
   to the Partnership's Registration Statement on Form S-18, Registration
   No. 33-16164-LA.

** Incorporated by reference to Exhibit 3.2 filed as part of the
   partnership's Registration Statement on Form S-18, Registration No.
   33-16164-LA.


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                                    SIGNATURE


         Pursuant to the requirements of the Securities Exchange Act of 1934,
this Report has been signed below by the following persons on behalf of the
Registrant and in the capacities and on the date indicated.


       Signature                        Title                         Date
       ---------                        -----                         ----


/s/ Arthur W. Mullin
---------------------------      President, Treasurer,            May 11, 1999
Arthur W. Mullin                 Director of FMG Western
                                 Region Acquisitions, Inc.




/s/ James W. Kelican, Jr.
---------------------------      Vice President, Director         May 11, 1999
James W. Kelican, Jr.            of FMG Western Region
                                 Acquisitions, Inc.



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EXHIBIT A

                       FMG RITA RANCH LIMITED PARTNERSHIP

                                 BALANCE SHEETS


                                             March 31,      December 31,
                                                1999            1998
                                            (Unaudited)
                                            -----------     ------------
           ASSETS
           ------

Land held for sale, net                       $350,000        $350,000

Cash and cash equivalents                          594             544
                                              --------        --------  

                                              $350,594        $350,544
                                              ========        ========  



LIABILITIES AND PARTNERS' EQUITY
--------------------------------

   Accrued expenses                           $ 24,150        $ 20,002

   Due to affiliates                                 -           3,750

   Partners' Equity                            326,444         326,792
                                              --------        --------  

                                              $350,594        $350,544
                                              ========        ========  


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                       FMG RITA RANCH LIMITED PARTNERSHIP

                  STATEMENT OF OPERATIONS AND PARTNER'S EQUITY

                                   (unaudited)


                                            FOR THE THREE MONTHS
                                               ENDED MARCH 31
                                    -------------------------------------
                                      1999           1998          1997
                                    --------       --------      --------
REVENUES:
  Interest income                   $      -       $      -      $      2
  Other income                            50              -             -
                                    --------       --------      --------
                                          50              -             2
                                    ========       ========      ======== 

EXPENSES:
  Real estate taxes                    2,358          2,239         2,367
  Management fees                      3,750          3,750         3,750
  General and administrative           1,444          3,367         1,255
  Insurance                               37             30            27
                                    --------       --------      --------
                                       7,589          9,386         7,399
                                    --------       --------      --------


          NET LOSS                  $ (7,539)      $ (9,386)     $ (7,397)

Partners' equity,
   Beginning of period               326,792        336,863       336,856

Captial Contributions                  7,191         10,983         8,758
                                    --------       --------      --------
Partners' equity,
   End of period                    $326,444       $338,460      $338,217
                                    ========       ========      ======== 

Weighted Average Number of
   Limited Partnership Units
   Outstanding                         6,707          6,707         6,707
                                    ========       ========      ======== 

Loss from Operations per
   Limited Partnership
   Interest                           $(1.11)        $(1.38)       $(1.09)
                                    ========       ========      ======== 


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                       FMG RITA RANCH LIMITED PARTNERSHIP

                            STATEMENTS OF CASH FLOWS

                                   (Unaudited)

<TABLE>
<CAPTION>
                                                                        FOR THE THREE MONTHS
                                                                           ENDED MARCH 31
                                                              ---------------------------------------
                                                                1999             1998           1997
                                                              -------          -------        -------
<S>                                                           <C>              <C>            <C>     
CASH FLOWS FROM OPERATING ACTIVITIES:

  Net income (loss)                                           $(7,539)         $(9,386)       $(7,397)
  Adjustments to reconcile net income (loss)
     to net cash used in operating activities:

     Increase in General Partner's capital                      7,191           10,983          8,758
     Increase (decrease) in accrued expenses                    4,148            2,212          2,414

     (Increase) in prepaid expenses                                 -              (59)           (54)
     Increase (decrease) in due to affiliate                   (3,750)          (3,750)        (3,750)
                                                              -------          -------        -------
       Net cash provided by (used in) operating activities    $    50          $     0        $   (29)
                                                              -------          -------        -------


       Cash, Beginning of period                                  544              519            267
                                                              -------          -------        -------


       Cash, End of period                                    $   594          $   519        $   238
                                                              =======          =======        =======
</TABLE>



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