<PAGE>
 
                    U.S. SECURITIES AND EXCHANGE COMMISSION
                            Washington, D.C.  20549

                                  FORM 10-KSB


(Mark One)

[X]   ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT
      OF 1934 

For the fiscal year ended December 31, 1998

[_]   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
      ACT OF 1934 

For the transition period from ................to...............

Commission file number 0-17576

          WINDSOR PARK PROPERTIES 6, A CALIFORNIA LIMITED PARTNERSHIP
        ---------------------------------------------------------------
             (Exact name of small business issuer in its charter)


 
         California                                     33-0299846
-------------------------------             ------------------------------------
(State or other jurisdiction of             (I.R.S. Employer Identification No.)
incorporation or organization)
 
         6430 South Quebec Street, Englewood, Colorado       80111
       -----------------------------------------------------------------
          (Address of principal executive offices)        (Zip Code)
 
Issuer's telephone number:    (303) 741-3707

Securities registered under Section 12(b) of the Exchange Act:  None
<TABLE> 
<CAPTION> 
<S><C>  
Securities registered under Section 12(g) of the Exchange Act:  Units of Limited Partnership Interest
                                                                -------------------------------------
                                                                          (Title of Class)
</TABLE> 

  Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Exchange Act during the past 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 [_]

  Check if disclosure of delinquent filers in response to Item 405 of Regulation
S-B is not contained in this form, and no disclosure will be contained, to the
best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-KSB or any amendment to
this Form 10-KSB.  [  X  ]

  State issuer's revenues for its most recent fiscal year:  $1,341,921

                  DOCUMENTS INCORPORATED BY REFERENCE:  None

  Transitional small business disclosure format (check one): Yes [_] No [X]


                                       1
<PAGE>
 
                               TABLE OF CONTENTS
                               -----------------
<TABLE> 
<CAPTION> 
 
                                    PART I
                                    ------
 
                                                                                     Page
                                                                                     ----
<S>        <C>                                                                     <C>  
Item 1.     Description of Business                                                    3
 
Item 2.     Description of Properties                                                  5
 
Item 3.     Legal Proceedings                                                          7
 
Item 4.     Submission of Matters to a Vote of Security Holders                        7
 
                                    PART II
                                    -------
 
Item 5.     Market for the Partnership's Units and Related Security Holder Matters     7
 
Item 6.     Management's Discussion and Analysis                                       7
 
Item 7.     Financial Statements                                                      10
 
Item 8.     Changes in and Disagreements with Accountants on Accounting and
            Financial Disclosure                                                      22
 
                                   PART III
                                   --------
 
Item 9.     Directors, Executive Officers, Promoters and Control Persons;
            Compliance with Section 16(a) of The Exchange Act                         22
 
Item 10.    Executive Compensation                                                    23
 
Item 11.    Security Ownership of Certain Beneficial Owners and Management            23
 
Item 12.    Certain Relationships and Related Transactions                            24
 
Item 13.    Exhibits and Reports on Form 8-K                                          25
 
            SIGNATURES                                                                26
</TABLE>


                                       2
<PAGE>
 
                                    PART I
                                    ------

Item 1.  DESCRIPTION OF BUSINESS
         -----------------------

Certain matters discussed under the captions "Description of Business," 
"Description of Properties," "Management's Discussion and Analysis of Financial 
Condition and Results of Operations" and elsewhere in this Annual Report on Form
10-KSB may constitute forward-looking statements for purposes of Section 21E of 
the Securities Exchange Act of 1934, as amended, and as such involve known and
unknown risks, uncertainties and other factors which may cause the actual 
results, performance or achievements of Windsor Park Properties 6, a California 
Limited Partnership to be materially different from any future results, 
performance or achievements expressed or implied by such forward-looking 
statements.

Business Development
--------------------

Windsor Park Properties 6, a California Limited Partnership (the "Partnership"),
was formed in June 1988 pursuant to the provisions of the California Uniform
Limited Partnership Act.  The general partners of the Partnership are The
Windsor Corporation, a California corporation ("The Windsor Corporation"), and
John A. Coseo, Jr.  In September 1997, Chateau Communities, Inc. ("Chateau"), a
publicly held real estate investment trust, purchased all of the outstanding
capital stock of The Windsor Corporation for 101,239 common shares of Chateau
and $750,000 in cash.  Following the purchase of The Windsor Corporation,
Chateau appointed a new Board of Directors and elected Steven G. Waite as 
President of The Windsor Corporation.  The Partnership term is set to expire in
December 1999; however, the Partnership may either be dissolved earlier or
extended under certain circumstances.  The Partnership may be extended at the
recommendation of the general partners with approval of a majority of limited
partners.

The Partnership was organized to acquire and hold existing manufactured home
communities for investment.  Its principal investment objectives are to provide
to its Limited Partners:  (i) distributions of cash from operations, (ii)
preservation, protection and eventual return of the Limited Partners'
investment, and (iii) realization of appreciation in the value of the properties
acquired.

The Partnership was funded through a public offering of 300,000 limited
partnership units ("Units").  A total of 299,325 Units were sold with gross
proceeds aggregating $29,932,500.  The offering commenced in September 1988 and
terminated in March 1990.  The net proceeds from the offering were originally
expended for the acquisition of undivided interests in nine fully-developed
manufactured home communities located in Arizona, Nevada, Montana, Indiana,
Florida, and Kansas.  The Partnership paid all cash for these properties.

The Partnership was organized in September 1988 and, thus, many of our current 
limited partners have held an investment in the Partnership for more than 10 
years. The General Partners believe that many of the limited partners would like
to have the opportunity to achieve liquidity in their investment in the 
Partnership. Accordingly, the General Partners are currently exploring possible 
strategic alternatives for the Partnership with a view towards providing limited
partners with the opportunity to achieve liquidity in their investment. There 
can, however, be no assurances that any proposal determined by the General 
Partners to be in the best interests of the limited partners will be consummated
or that the Partnership will not continue in its current form until the end of 
its stated term.

The Partnership owns interests in the following manufactured home communities at
December 31, 1998:

<TABLE> 
<CAPTION>                                                                      
                                              Date           
Name of Property            Ownership %     Acquired        Location       
----------------            -----------     --------        --------
<S>                         <C>           <C>               <C>  
Chisholm Creek                 100%         July 1989         Wichita, Kansas
Town and Country Estates        58%         January 1989      Tucson, Arizona
Carefree Village                44%         July 1990         Tampa, Florida
Garden Walk                     31%         August 1995       Palm Beach Gardens, Florida
Rancho Margate                  41%         September 1995    Margate, Florida
Winter Haven                    41%         October 1995      Winter Haven, Florida
</TABLE>

The above described ownership interests, where the Partnership owns less than
100% of a property, consist of ownership interests in joint ventures or limited
partnerships that own one or more manufactured home communities.

In November 1998, the Partnership sold the Circle K Community for
$1,200,000. The Partnership used the proceeds received to payoff the
mortgage debt that was collateralized with Circle K and Chisholm Creek.



                                       3
<PAGE>
 
No further property financings or investment property acquisitions are planned
by the General Partners.

The overall occupancy of the Partnership's six communities was approximately 95%
at December 31, 1998.  The General Partners continue to maintain the properties
in good condition and promote them to improve occupancy.

Business of Issuer
------------------

The Partnership is currently in the business of managing and eventually selling
the existing manufactured home communities.  Competitors of the Partnership
include other public and private limited partnerships, individuals,
corporations, and other entities engaged in real estate investment activities.
Competition for such properties varies with changes in the supply or demand for
similar or competing properties in a given area, changes in interest rates and
the availability of mortgage funds, and changes in tax, real estate,
environmental, and zoning laws.

Partnership profitability depends in part on maximizing occupancy and rental
rates in its manufactured home communities.  Rents and occupancy rates are
affected by both changes in general economic conditions and changes in local
conditions such as levels of employment, supply of other comparable units or
competitive housing alternatives, zoning laws, and the availability and cost of
energy and transportation.

All of the Partnership's properties are located in or near large urban areas.
Accordingly, they compete for rentals not only with other manufactured home
communities but with apartments and any other form of low-cost housing that
might exist.

The Partnership's profitability also depends on the minimization of both
property and partnership administration expenses.  Expenses are affected by
changes in general economic trends and changes in local conditions such as
prevailing wages, utility rates, insurance costs, and real estate taxation
practices.

The Partnership has no employees.  Partnership administrative services are
provided by The Windsor Corporation, which is reimbursed for costs incurred on
behalf of the Partnership.  Chateau Communities, Inc. employs all of the
properties' on-site personnel and is reimbursed by the Partnership for all such
costs.


                                       4
<PAGE>
 
Item 2.  DESCRIPTION OF PROPERTIES
         -------------------------

The Partnership owns interests in six properties.  The Partnership operates the
properties as manufactured home communities, renting space to manufactured home
tenants on a month-to-month basis. The properties compete for rentals with other
manufactured home communities and apartments in their local markets. All of the
properties are encumbered except Chisholm Creek. It is the General Partners'
opinion that the properties are in good condition and are adequately insured.

<TABLE>
<CAPTION>
                                                           
                                                           Town and      
                                                            Country       Garden Walk
                                                            Estates       -----------
                                                            -------        Palm Beach
                                                            Tucson,         Gardens,
Location                                                    Arizona         Florida
-------------------------------------------------------------------------------------
<S>                                                    <C>                <C>
Percentage of Ownership                                        58%            31%
Date Acquired                                                 1/89           8/95
Acreage                                                        38             71
Number of Spaces                                               320           484
Monthly Rents (1)                                            $ 219          $ 355
Occupancy Level:
  December 31, 1998                                            96%           91%
Real Estate Taxes                                          $ 34,300       $ 167,800
Federal Tax Basis (2)                                     $2,052,800      $2,666,200
Mortgage Information:
  Balance payable                                         $1,550,000      $5,700,000
  Interest rate                                              8.23%           8.23%
  Amortization period                                         --              --
  Maturity date                                               9/02           8/02
  Balance due at maturity                                  $1,550,000     $5,700,000
</TABLE>



                                       5
<PAGE>
 
Item 2.  DESCRIPTION OF PROPERTIES (continued)

<TABLE> 
<CAPTION> 
                                                                                Rancho            Chisholm 
                                                         Winter Haven           Margate             Creek  
                                                         ------------           -------             -----  
                                                         Winter Haven,          Margate,           Wichita,
Location                                                    Florida             Florida             Kansas  
---------------------------------------------------------------------------------------------------------------
<S>                                                <C>                 <C>                <C>
Percentage of Ownership                                       41%                41%                 100%
Date Acquired                                                10/95              9/95                 7/89
Acreage                                                       30                 29                   45
Number of Spaces                                              238                245                  254
Monthly Rents (1)                                            $ 224              $ 364                $ 160
Occupancy Level:
  December 31, 1998                                           98%                97%                  100%
Real Estate Taxes                                           $ 36,900          $ 158,000             $ 28,600
Federal Tax Basis (2)                                      $1,166,100        $2,549,800            $1,550,200
Mortgage Information:
  Balance payable                                          $1,594,900        $3,625,200                 -
  Interest rate                                               8.92%             8.92%                   -
  Amortization period                                        30 yr.             30 yr.                  -
  Maturity date                                               6/23              7/23                    -
  Balance due at maturity                                     $ 0               $ 0                     -
 
 
                                                           Carefree
                                                           Village
                                                           -------
                                                            Tampa,
Location                                                   Florida
---------------------------------------------------------------------------------------------------------------
Percentage of Ownership                                      44%
Date Acquired                                               7/90
Acreage                                                      58
Number of Spaces                                             406
Monthly Rents (1)                                           $ 274
Occupancy Level:
  December 31, 1998                                          87%
Real Estate Taxes                                         $ 134,200
Federal Tax Basis (2)                                     $2,142,200
Mortgage Information:
  Balance payable                                         $3,479,800
  Interest rate                                             8.23%
  Amortization period                                         --
  Maturity date                                              6/02
  Balance due at maturity                                 $3,479,800
</TABLE>

(1)  Average rental rates in effect on December 31, 1998.
(2)  For income tax purposes, the properties and their components are
     depreciated using both straight-line and accelerated methods over useful
     lives ranging from 5 to 40 years.

                                       6
<PAGE>
 
Item 3.  LEGAL PROCEEDINGS
         -----------------

There are no pending legal proceedings, other than ordinary routine litigation
incidental to the business, to which the Partnership is a party or of which any
of its properties is the subject.


Item 4.  SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
         ---------------------------------------------------

There were no matters submitted to security holders for a vote during the fourth
quarter of the fiscal year covered by this report.

                                    PART II
                                    -------


Item 5.  MARKET FOR THE PARTNERSHIP'S UNITS AND RELATED SECURITY HOLDER MATTERS
         ----------------------------------------------------------------------

A public market for the Partnership's units does not exist and is not likely to
develop. As of December 31, 1998, there were approximately 3,400 holders of
record holding an aggregate of 289,244 Units.

Cash distributions paid to limited partners since December 31, 1996 are as
follows:

                                                 Per $1,000
Date Paid                    Amount (1)         Invested (2)
---------                    ----------         ------------
August 1998                  $  291,500           $     9.74
February 1998                $  293,600           $     9.81
August 1997                  $  300,000           $    10.02
February 1997                $  300,000           $    10.02

(1)  Amounts exclude general partner participation.
(2)  Computed based on $29,932,500 original investment.

Cash distributions paid to the General Partners since December 31, 1996 were
$12,200.  

Item 6.  MANAGEMENT'S DISCUSSION AND ANALYSIS
         ------------------------------------

The following discussion should be read in conjunction with the financial
statements and Notes thereto included elsewhere in this Annual Report.  Certain
statements in this discussion constitute "forward-looking statements" within the
meaning of Section 21E of the Securities Exchange Act of 1934, as amended.  Such
forward-looking statements involve known and unknown risks, uncertainties and
other factors which may cause the actual results, performance or achievements of
the partnership or industry to be materially different from any future results,
performance or achievements expressed or implied by such forward-looking
statements.

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

The Partnership's primary sources of cash during the years ended December 31,
1998 and 1997 were from the operations of its properties, cash distributions
from joint ventures and proceeds from the sale of property.  The primary uses of
cash during the same period were for investments in joint ventures, payoff of a
mortgage note and cash distributions to partners.



                                       7
<PAGE>
 
The Partnership's mortgage debt of $1,340,000 was paid off with the proceeds
from the sale of the Circle K Community in November of 1998.  The Partnership
proportionate share of joint venture debt at December 31, 1998 was $6,337,400,
consisting entirely of variable rate debt with an average rate of 8.5%. The 
Partnership and affiliated entities are jointly and severally liable for the 
full amounts of the loans obtained jointly.

The future sources of cash for the Partnership will be provided from property
operations, cash reserves, and ultimately from the sale of property.  The future
uses of cash will be for Partnership administration, capital expenditures and
cash distributions to partners. The General Partners believe that the future
sources of cash are sufficient to meet the working capital requirements of the
Partnership for the foreseeable future.

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

The Partnership realized net income of $609,700 ($2.07 per limited partnership
unit) for the year ended 1998 as compared to $138,400 ($0.47 per partnership
unit) for the year ended 1997. The increase is primarily due to the $396,900
gain recognized from the sale of the Circle K community in November 1998.

Rent and utilities revenues increased from $630,800 in 1997 to $651,600 in 1998.
The increase was due to rent increases at the Partnership properties partially
offset by the sale of Circle K.

Equity in earnings of joint ventures represents the Partnership's share of the
net income of the Carefree Village, Town and Country Estates, Garden Walk,
Rancho Margate and Winter Haven manufactured home communities.  Equity in
earnings of joint ventures increased from $208,500 in 1997 to $259,200 in 1998.
The increase is attributable to the rent increases at the joint venture
properties while operating expenses in 1998 remained relatively constant with
the same period in 1997.

Property operating costs decreased slightly from $329,200 in 1997 to $307,200 in
1998 due to the sale of Circle K.

Interest expense increased from $127,200 in 1997 to $147,900 in 1998 due 
primarily to the write off of deferred loan fees as a result of the sale of
Circle K.

General and administrative expenses decreased slightly from $107,100 in 1997 to
$103,400 in 1998.

Inflation
---------

All of the leases or terms of tenants' occupancies at the properties allow for
at least annual rental adjustments. In addition, all of the lease are month-to-
month and enable the Partnership to seek market rentals upon reletting the
sites. Such leases generally minimize the risk to the Partnership of any adverse
effect of inflation.

Year 2000 Compliance
--------------------

The general partners have assessed the impact of the year 2000 issue on its
reporting systems and operations. The Year 2000 Issue exists because many
computer systems and applications abbreviate dates by eliminating the first two
digits of the year, assuming that these two digits are always "19". As a result,
date-sensitive computer programs may recognize a date using "00" as the year
1900 rather than the year 2000. Unless corrected, the potential exists for
computer system failures or incorrect processing of financial and operational
information, which could disrupt operations.

Substantially all of the computer systems and applications and operating systems
in use by the Windsor Corporation and the properties have been, or are in the
process of being upgraded and modified. The Partnership is of the opinion that,
in connection with those upgrades and modifications, it has addressed applicable
Year 2000 Issues as they might affect the computer systems and applications
located in the Partnership's offices and properties.


                                       8
<PAGE>
 
The Partnership anticipates that implementation of solutions to any Year 2000
Issue which it may discover will require the expenditure of sums which the
Partnership does not expect to be material.

The Partnership is exposed to the risk that one or more of its vendors or
service providers may experience Year 2000 problems which impact the ability of
such vendor or service provider to provide goods and services.  Due to the
availability of alternative suppliers, this is not considered as significant a
risk with respect to the suppliers of goods.  The disruption of certain
services, however, such as utilities, could, depending upon the extent of the
disruption, have a material adverse impact on the Partnership's operations.  To
date, the Partnership is not aware of any vendor or service provider Year 2000
issue that management believes would have a material adverse impact on the
Partnership's operations.  The Partnership, however, has no means of ensuring
that its vendors or service providers will be Year 2000 ready.  The inability of
vendors or service providers to complete the Year 2000 resolution process in a
timely fashion could have an adverse impact on the Partnership, and the effect
of non-compliance by vendors or service providers is not determinable at this
time.  Residents who pay rent to the Partnership do not pose Year 2000 problems
for the Partnership given the type and nature of the Partnership's properties
and residents.

Widespread disruptions in the national or international economy, including
disruptions affecting the financial markets, resulting from Year 2000 issues, or
in certain industries, such as commercial or investment banks, could also have
an adverse impact on the Partnership.  The likelihood and effect of such
disruptions is not determinable at this time.

The Partnership expects to have all systems appropriately modified before any
significant processing malfunctions could occur and does not expect the Year
2000 Issue will materially impact the financial condition or operations of the
Partnership.



                                       9
<PAGE>
 
Item 7.  FINANCIAL STATEMENTS
         --------------------

The following financial statements are filed as a part of this report:



                                                            Page
                                                            ----
 

Report of Independent Accountants                             11
 
Balance Sheet as of December 31, 1998                         12
 
Statements of Operations for the years ended
 December 31, 1998 and 1997                                   13
 
Statements of Partners' Equity for the years
 ended December 31, 1998 and 1997                             14
 
Statements of Cash Flows for the years ended
 December 31, 1998 and 1997                                   15
 
Notes to Financial Statements                                 16




                                       10
<PAGE>
 
REPORT OF INDEPENDENT ACCOUNTANTS



To the Partners of Windsor Park Properties 6,
(a California Limited Partnership)


In our opinion, the accompanying balance sheet and the related statements of
operations, partners' equity and cash flows present fairly, in all material
respects, the financial position of Windsor Park Properties 6, a California
Limited Partnership (the "Partnership") at December 31, 1998, and the results of
its operations and its cash flows for each of the two years in the period ended
December 31, 1998, in conformity with generally accepted accounting principles.
These financial statements are the responsibility of the Partnership's
management; our responsibility is to express an opinion on these financial
statements based on our audits. We conducted our audits of these statements in
accordance with generally accepted auditing standards which require that we plan
and perform the audit to obtain reasonable assurance about whether the financial
statements are free of material misstatement. An audit includes examining, on a
test basis, evidence supporting the amounts and disclosures in the financial
statements, assessing the accounting principles used and significant estimates
made by management, and evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for the opinion expressed
above.




PricewaterhouseCoopers LLP
Denver, Colorado
March 19, 1999



                                       11
<PAGE>
 
                           WINDSOR PARK PROPERTIES 6
                      (A California Limited Partnership)
                                 BALANCE SHEET
<TABLE> 
<CAPTION> 
 
                                                                                              December 31, 1998
                                                                                              -----------------
ASSETS
------
<S>                                                                                       <C>       <C>
Property held for investment, net                                                             $       1,659,600
Investments in joint ventures and limited partnerships                                                4,966,400
Cash and cash equivalents                                                                               265,900
Other assets                                                                                              6,100
                                                                                              -----------------
 
Total Assets                                                                                  $       6,898,000
                                                                                              =================
 
LIABILITIES AND PARTNERS' EQUITY
--------------------------------
 
Liabilities:
  Accrued expenses                                                                                       84,900
  Tenant deposits and other liabilities                                                                  11,300
   Due to general partners and affiliates                                                                10,200
                                                                                              -----------------

Total Liabilities                                                                                       106,400
                                                                                              -----------------

Commitments and Contingencies (Note 8)                                                                       --

Partners' Equity:
  Limited partners                                                                                    6,784,300
  General partners                                                                                        7,300
                                                                                              -----------------
 
Total Partners' Equity                                                                                6,791,600
                                                                                              -----------------
 
Total Liabilities and Partners' Equity                                                        $       6,898,000
                                                                                              =================
</TABLE>



                See accompanying notes to financial statements.

                                       12


<PAGE>
 
<TABLE>
<CAPTION>
                           WINDSOR PARK PROPERTIES 6
                      (A California Limited Partnership)
                           STATEMENTS OF OPERATIONS
 
 
                                                               For The Year Ended December 31,
                                                     ----------------------------------------------------
 
                                                              1998                         1997
                                                     -------------------------    -----------------------
<S>                                                 <C>                        <C>                

REVENUES
--------
 
Rent and utilities                                   $                 651,600    $               630,800
Equity in earnings of joint ventures and limited
 partnerships                                                          259,200                    208,500
Interest                                                                15,200                     16,900
Gain on sale of property                                               396,900                         --
Other                                                                   19,000                     25,200
                                                     -------------------------    -----------------------
 
                                                                     1,341,900                    881,400
                                                     -------------------------    -----------------------
 
 
COSTS AND EXPENSES
------------------
 
Property operating                                                     307,200                    329,200
Depreciation                                                           173,700                    179,500
Interest                                                               147,900                    127,200
General and administrative:
  Related parties                                                       32,000                     67,900
  Other                                                                 71,400                     39,200
                                                     -------------------------    -----------------------
 
                                                                       732,200                    743,000
                                                     -------------------------    -----------------------
 
Net income                                           $                 609,700    $               138,400
                                                     =========================    =======================
 
Net income - general partners                        $                   6,100    $                 1,400
                                                     =========================    =======================
 
Net income - limited partners                         $                603,600    $               137,000
                                                     =========================    =======================
 
Basic and diluted earnings per limited partnership        
 unit                                                $                    2.07    $                   .47
                                                     =========================    =======================
</TABLE>


                See accompanying notes to financial statements.

                                       13
<PAGE>
 
<TABLE>
<CAPTION>
                           WINDSOR PARK PROPERTIES 6
                      (A California Limited Partnership)
                        STATEMENTS OF PARTNERS' EQUITY
                FOR THE YEARS ENDED DECEMBER 31, 1998 AND 1997


 
                                       General Partners                 Limited Partners                      Total
                                   ---------------------------     ----------------------------     -------------------------
<S>                               <C>                            <C>                              <C>       
 
Balance at December 31, 1996       $                    12,000     $                  7,390,400     $               7,402,400
 
Cash distributions                                      (6,100)                        (600,000)                     (606,100)
 
Net income                                               1,400                          137,000                       138,400
 
Repurchase of limited partnership
  units                                                                                 (48,400)                      (48,400)
                                   ---------------------------     ----------------------------     -------------------------
 
Balance at December 31, 1997                             7,300                        6,879,000                     6,886,300
 
Cash distributions                                      (6,100)                        (585,100)                     (591,200)
 
Net income                                               6,100                          603,600                       609,700

Repurchase of limited partnership
  units                                                                                (113,200)                     (113,200)
                                   ---------------------------     ----------------------------     -------------------------
 
Balance at December 31, 1998       $                     7,300     $                  6,784,300     $               6,791,600
                                   ===========================     ============================     =========================
</TABLE>


                See accompanying notes to financial statements.

                                       14
<PAGE>
 
<TABLE>
<CAPTION>
                           WINDSOR PARK PROPERTIES 6
                      (A California Limited Partnership)
                           STATEMENTS OF CASH FLOWS



                                                                         For The Year Ended December 31,
                                                                      -------------------------------------
                                                                           1998                  1997
                                                                      ----------------     ----------------      
<S>                                                                  <C>                 <C>    
Cash flows from operating activities:
 Net income                                                           $        609,700        $     138,400
  Adjustments to reconcile net income to net cash
  provided by operating activities:
       Depreciation                                                            173,700              179,500
       Equity in earnings of joint ventures and limited partnerships          (259,200)            (208,500)
       Joint ventures' and limited partnerships' cash distributions            259,200              208,500
       Amortization of deferred financing costs                                 49,400               10,400
       Gain on sale of property held for investment                           (396,900)              (6,300)
 
Changes in operating assets and liabilities:
  Decrease in other assets                                                      27,200                7,700
  Decrease in accounts payable                                                  (5,400)                (700)
  Increase (decrease) in accrued expenses                                       47,200               (9,100)
  (Decrease) increase in due to General Partners and affiliates                (19,500)              29,700
  Decrease in tenant deposits and other liabilities                            (24,300)             (12,400)
                                                                      ----------------     ----------------      
 
Net cash provided by operating activities                                      461,100              337,200
                                                                      ----------------     ----------------      
 
Cash flows from investing activities:
  Joint ventures' and limited partnerships' cash distributions                 414,600              207,500
  Increase in property held for investment                                     (37,600)             (38,400)
  Proceeds from sale of property                                             1,129,000                6,300
  Investment in joint venture and limited partnership                          (16,100)             (29,000)
                                                                      ----------------     ----------------      
 
Net cash provided by investing activities                                    1,489,900              146,400
                                                                      ----------------     ----------------      
 
Cash flows from financing activities:
   Cash distributions to Partners                                             (591,200)            (606,100)
   Repurchase of limited partnership units                                    (113,200)             (48,400)
   Repayment of notes payable                                               (1,340,000)                  --
                                                                      ----------------     ----------------      
 
Net cash used in financing activities                                       (2,044,400)            (654,500)
                                                                      ----------------     ----------------      
 
Net decrease in cash and cash equivalents                                      (93,400)            (170,900)
Cash and cash equivalents at beginning of year                                 359,300              530,200
                                                                      ----------------     ----------------      
Cash and cash equivalents at end of year                              $        265,900     $        359,300
                                                                      ================     ================

Supplemental disclosure of cash flow information:
  Cash paid during the year for Interest (none
  capitalized)                                                        $        147,900     $        126,200
                                                                      ================     ================
</TABLE>



                See accompanying notes to financial statements.



                                      15
<PAGE>
 
                           WINDSOR PARK PROPERTIES 6
                           -------------------------
                      (A California Limited Partnership)
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------
 
NOTE 1.  THE PARTNERSHIP AND A SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
         ----------------------------------------------------------------

The Partnership
---------------

Windsor Park Properties 6, a California Limited Partnership (the "Partnership"),
was formed in June 1988 for the purpose of acquiring and holding existing
manufactured home communities for investment.  The general partners of the
Partnership are The Windsor Corporation ("TWC"), a California corporation, and
John A. Coseo, Jr.  In September 1997, Chateau Communities, Inc. ("Chateau"), a
publicly held real estate investment trust, purchased 100 percent of the shares
of The Windsor Corporation.

The Partnership was funded through a public offering of 300,000 limited
partnership units at $100 per unit which commenced in September 1988 and
terminated in March 1990.  The Partnership term is set to expire in December
1999; however, the Partnership may either be dissolved earlier or extended under
certain circumstances.  The Partnership may be extended at the recommendation of
the general partners with approval of a majority of the limited partners.


Property Held for Investment
----------------------------

Property held for investment is carried at cost unless facts and circumstances
indicate that the carrying value of the property may be impaired. Impairment is
determined by comparing the estimated future cash flows (undiscounted and
without interest charges) from an individual property to its carrying value.  If
such cash flows are less than the property's carrying value, the carrying value
of the project is written down to its estimated fair value.  No such writedowns
were recorded for the years ended December 31, 1998 or 1997.

Property held for investment is depreciated over various estimated useful lives
(buildings and improvements - 5 to 20 years; fixtures and equipment - 3 to 5
years) using the straight-line method. When assets are sold or otherwise
disposed of, the cost and related accumulated depreciation are removed from the
accounts, and any gain or loss is included in net income. Repairs and
maintenance are charged to operations as incurred.

Investments in Joint Ventures and Limited Partnerships
------------------------------------------------------

The investments in joint ventures are accounted for utilizing the equity method
as the properties are subject to joint control requiring approval or mutual
agreement of the investees.  The investment in limited partnerships is also
accounted for utilizing the equity method as the limited partners have
significant rights.



                                       16
<PAGE>
 
Income Taxes
------------

Under provisions of the Internal Revenue Code and the California Revenue and
Taxation Code, partnerships are generally not subject to income taxes.  The tax
effect of any income or loss accrues to the individual partners.

Basic and Diluted Earnings per Limited Partnership Unit
-------------------------------------------------------

Basic and diluted earnings per limited partnership unit is calculated based on
the weighted average number of limited partnership units outstanding during the
year and the net income allocated, which is the same as income available, to the
limited partners.  Basic and diluted earnings per limited partnership unit are
the same, as the Partnership has no dilutive securities.  The weighted average
number of limited partnership units outstanding during the years ended December
31, 1998 and 1997 was 291,039 and 294,382, respectively.

Statements of Cash Flows
------------------------

For purposes of the statements of cash flows, the Partnership considers all
highly-liquid investments purchased with an original maturity of three months or
less to be cash equivalents.

Use of Estimates
----------------

The preparation of financial statements in conformity with generally accepted
accounting principles requires management to make estimates and assumptions that
affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenues and expenses during the reporting period.
Actual results could differ from those estimates.

Revenue Recognition
-------------------

Rental income is recognized when earned and due from residents.  The leases
entered into by residents for the rental of a site are generally for terms not
longer than one year and renewable upon the consent of both parties or, in some
instances, as provided by statute.



                                       17
<PAGE>
 
NOTE 2.  PARTNERSHIP AGREEMENT
         ---------------------

In accordance with the Partnership Agreement, the maximum liability of the
Limited Partners is the amount of their capital contributions.  The number of
limited partnership units outstanding at December 31, 1998 and 1997 was 289,244
and 293,287, respectively, which represented capital contributions of
$28,924,400 and $29,328,700, respectively.  During the years ended December 31,
1998 and 1997, the Partnership repurchased 4,043 and 2,474 units, respectively,
for $113,200 and $48,400, respectively from the limited partners. The general
partners owned 10 units at both December 31, 1998 and 1997.

The general partners are entitled to receive from the Partnership various fees
and compensation which are summarized as follows:

Operational Stage
-----------------

The profits, losses and cash distributions of the Partnership during the
operational stage are allocated 99% to the Limited Partners and 1% to the
General Partners.

The Partnership reimburses TWC for certain direct expenses, and employee,
executive and administrative time incurred on the Partnership's behalf.  The
Partnership was charged $32,000 and $77,500 for such costs during the years
ended December 31, 1998 and 1997, respectively.  These costs are included in
property operating and general and administrative expenses in the accompanying
statements of operations.  As of December 31, 1998, the partnership owed TWC and
Chateau $10,200.

Liquidation Stage
-----------------

The general partners receive 1% of profits, losses and cash distributions from
the sale or financing of Partnership properties.  This participation increases
to 15% after the limited partners have received their original invested capital
plus a 9% cumulative, non-compounded annual return.

The general partners generally receive 1% of profits and losses from the sale of
Partnership properties.  However, if applicable, profits on sale will be first
allocated 100% to the general partners to the extent of their negative capital
account.

During the years ended December 31, 1998 and 1997, the general partners received
cash distributions of $6,100.




                                       18
<PAGE>
 
NOTE 3.  PROPERTY HELD FOR INVESTMENT
         ----------------------------

Property held for investment consists of one manufactured home community
summarized as follows:

           Name of Property          Date Acquired         Location
           ----------------          -------------         --------
 
           Chisholm Creek            July 27, 1989         Wichita, Kansas

 
 
 
                                                         December 31, 1998
                                                  -----------------------------

Land                                                $                   325,000
Buildings and improvements                                            2,447,200
Fixtures and equipment                                                   37,000
                                                  -----------------------------
 
                                                                      2,809,200
Less accumulated depreciation                                        (1,149,600)
                                                  -----------------------------
 
                                                    $                 1,659,600
                                                  =============================



NOTE 4.  INVESTMENTS IN JOINT VENTURES AND LIMTED PARTNERSHIPS
         -----------------------------------------------------

The Partnership's investments in joint ventures consist of interests in five
manufactured home communities summarized as follows:

<TABLE>
<CAPTION>
                               Ownership
Name of Property              Percentage   Date Acquired       Location
----------------              ----------   -------------       --------
<S>                         <C>          <C>                 <C>
Town and Country Estates         58%       January 17, 1989    Tucson, Arizona
Carefree Village                 44%       July 31, 1990       Tampa, Florida
Garden Walk                      31%       August 15, 1995     Palm Beach Gardens, Florida
Rancho Margate                   41%       September 20, 1995  Margate, Florida
Winter Haven                     41%       October 11, 1995    Winter Haven, Florida
</TABLE>

The remaining interests in the communities are owned by affiliated California
limited partnerships, which have the same general partners as the Partnership.



                                       19
<PAGE>
 
The combined condensed financial position and results of operations of the joint
ventures and limited partnerships are as follows (unaudited):
 
                                                                          
Financial Position                                      December 31, 1998
------------------                                      ------------------

Property held for investment, net                       $       27,324,000
Cash                                                               109,600
Other assets                                                       577,900
                                                        ------------------
                                             
  Total assets                                          $       28,011,500
                                                        ==================
                                             
                                             
Mortgage notes payable                                  $       15,950,000  
Accounts payable                                                     3,200  
Other liabilities                                                  263,600  
                                                        ------------------
                                                                            
  Total liabilities                                             16,216,800  
                                                                            
Partners' equity                                                11,794,700  
                                                        ------------------
                                                                            
Total Liabilities and Partners' Equity                  $       28,011,500  
                                                        ==================



                                        For The Year Ended December 31,
Results of Operations                     1998                 1997
---------------------              ------------------    -----------------
                                                                          
 
Property revenues                  $        5,696,600    $       5,481,700
                                   ------------------    ----------------- 
 
Expenses:
  Property operating                        2,696,100            2,590,600
  Interest                                  1,462,400            1,480,300
  Depreciation                                894,500              867,600
                                   ------------------    ----------------- 
                                            5,053,000            4,938,500
                                   ------------------    -----------------  
Net income                         $          643,600    $         543,200
                                   ==================    =================


NOTE 5.  MORTGAGE NOTE PAYABLE
         ---------------------

The Partnership's $1,340,000 mortgage loan, which was collateralized by the
Chisholm Creek and Circle K communities, was repaid in November 1998 with the
proceeds received from the sale of the Circle K community. The Partnership 
recorded a gain of $396,900 on the sale of the Circle K community.

                                       20
<PAGE>
 
NOTE 6.  DISTRIBUTIONS TO LIMITED PARTNERS
         ---------------------------------

Distributions to limited partners in excess of net income allocated to limited
partners are considered a return of capital.  A breakdown of cash distributions
to the limited partners for the years ended December 31, 1998 and 1997 follows:


                                1998                             1997
                        ----------------------        -------------------------
                                        Per                             Per
                          Amount        Unit            Amount          Unit
                          ------        ----            ------          ----
Net income
 - Limited Partners     $ 603,600     $  2.07          $ 137,000       $   .47
Return of capital              --          --            463,000          1.57
Net income in excess
 of distributions         (18,500)       (.06)                --            --
                        ---------     -------          ---------       ------- 
Total distributions     $ 585,100     $  2.01          $ 600,000       $  2.04
                        =========     =======          =========       =======


NOTE 7.  FAIR VALUE OF FINANCIAL INSTRUMENTS
         -----------------------------------

The carrying amounts of cash equivalents, other assets, accrued expenses and
other liabilities approximate fair value because of the short maturity of the
financial instruments.

NOTE 8.  CONTINGENCIES
         -------------

The Partnership, as an owner of real estate, is subject to various environmental
laws.  Compliance by the Partnership with existing laws has not had a material
effect on the results of operations, financial condition or cash flows of the
Partnership, nor does management believe it will have a material impact in the
future.

The Partnership is jointly and severally liable for $15,950,000 of debt issued 
by affiliated entities in which it has a joint venture or limited partnership 
investment.

NOTE 9. RELATED PARTY TRANSACTIONS
        --------------------------

Chateau and/or its predecessor have been providing property management services
to the Partnership since 1992. For this service, Chateau is paid a property
management fee, which is based on a percentage of actual gross receipts of the
properties. The total management fees paid to Chateau were $33,500 and $32,300
for the years ended December 31, 1998 and 1997, respectively. In addition
certain direct expenses are paid by Chateau on behalf of the Partnership and
then reimbursed by the Partnership. These amounts were $86,500 and $88,600 for
the years ended December 31, 1998 and 1997, respectively.

                                       21
<PAGE>
 
Item 8.  CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
         ---------------------------------------------------------------
         FINANCIAL DISCLOSURE
         --------------------

There were no disagreements over accounting or financial disclosure with the
independent accountants for the Partnership.

                                    PART III
                                    --------

Item 9.  DIRECTORS, EXECUTIVE OFFICERS, PROMOTERS, AND CONTROL PERSONS;
         --------------------------------------------------------------
         COMPLIANCE WITH SECTION 16(a) OF THE EXCHANGE ACT
         -------------------------------------------------

The general partners of the Partnership are The Windsor Corporation and John A.
Coseo, Jr.

In July 1994, The Windsor Corporation merged into Windsor Group, Inc., a
majority-owned subsidiary.  In conjunction with the merger, Windsor Group, Inc.
changed its name to The Windsor Corporation, (hereafter, "The Windsor
Corporation").

These entities were incorporated in 1977 and 1992, respectively, to engage in
the real estate syndication business.  Historically, they have concentrated
solely on the acquisition, management, and sale of fully-developed manufactured
home communities through the investment programs which they sponsor.

The executive officers of The Windsor Corporation do not receive direct
compensation from the Partnership in these capacities and are only required to
spend such time on the Partnership's affairs as is deemed necessary.
Substantial amounts of these officers' time is spent on matters unrelated to the
Partnership.

The names, ages, and nature of the positions held by the directors and executive
officers of The Windsor Corporation follow:
 
<TABLE>
<CAPTION>
            Name                Age           Office
            ----                ---           ------  
<S>                            <C>            <C>
        Steven G. Waite          44           President and Director
        Gary P. McDaniel         53           Director
        C.G. Kellogg             55           Director
</TABLE>

A brief background of the general partners, directors and certain executive
officers of The Windsor Corporation follows.

Steven G. Waite (44) joined The Windsor Corporation in August 1997 as President.
Since 1991, until his involvement with Windsor, Mr. Waite served as Vice
President/General Manager of the Communities Division at Clayton Homes.  He was
responsible for the original start up of this division, and subsequently built
it into a successful and profitable area of Clayton Homes, expanding from eight
communities to 67 communities.  In addition, Mr. Waite has over eight years of
experience in the manufactured home community-lending arena.  He earned a
Bachelor of Arts degree from the University of Colorado and a Master of Business
Administration from the University of Alabama.  Mr. Waite is active in the
Manufactured Housing Institute.

                                       22

<PAGE>
 
Gary P. McDaniel (53), a director of The Windsor Corporation has been Chief
Executive Officer and a director of Chateau Communities, Inc. ("Chateau") since
February 1997.  He served as the Chairman of the Board, President and Chief
Executive Officer for ROC Communities, Inc., which was merged with Chateau in
1997.  Since 1993, he has been an executive and shareholder of ROC and its
predecessors since 1979, and has been active in the manufactured home industry
since 1972. Mr. McDaniel is also a Trustee of N'Tandem Trust; which is advised
by The Windsor Corporation. Mr. McDaniel has been active in several state and
national manufactured home associations, including associations in Florida and
Colorado. In 1996, he was named "Industry Person of the Year" by the National
Manufactured Housing Industry Association. Mr. McDaniel is on the Board of
Directors of the Manufactured Housing Institute. He is a graduate of the
University of Wyoming and served as a Captain in the United States Air Force.

C.G. ("Jeff") Kellogg (55) has been President and a director of Chateau since
its inception and was Chief Executive Officer of the Chateau from its inception
to February 1997.  For the five years preceding the formation of Chateau, Mr.
Kellogg was President and Chief Operating Officer of Chateau Estates.  He is
extremely active in local and national industry associations, often in
leadership positions.  Mr. Kellogg is a past President of the Michigan
Manufactured Housing Association and served on the Manufactured Housing
Institute's Community Operations Committee.  He is a graduate of Michigan
Technological University with a B.S. in Civil Engineering.

John A. Coseo, Jr. (59) the other general partner of the Partnership was the
founder of The Windsor Corporation in 1977 and has been actively involved in all
facets of the manufactured housing business since that time.  Mr. Coseo resigned
from his position as a director and executive officer of The Windsor Corporation
in 1997.  From 1979 to the present, Mr. Coseo has acted as general partner or
advisor in the acquisition and management of 56 manufactured home communities
throughout the United States.  Mr. Coseo is a general partner of seven limited
partnerships which have registered their securities under the Securities and
Exchange Act of 1934.

Item 10.    EXECUTIVE COMPENSATION
            ----------------------

The Partnership has not paid and does not propose to pay any remuneration or
retirement benefits to John A. Coseo, Jr. and the directors or executive
officers of The Windsor Corporation.  Refer to Item 12 (Certain Relationships
and Related Transactions) for cash distributions and expense reimbursements paid
to The Windsor Corporation by the Partnership.

Item 11.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
          --------------------------------------------------------------

(a)  Security Ownership of Certain Beneficial Owners

     No person is known by the Partnership to be the beneficial owner of more
     than 5% of the limited partnership units.

                                       23
<PAGE>
 
(b)  Security Ownership of Management


     The following table presents certain information regarding the number of
     units owned, directly or indirectly, by (i) each General Partner and (ii)
     all General Partners as a group as of December 31, 1998:

<TABLE>
<CAPTION>
                                                     Amount and Nature of    Percent of
      Title of Class           Beneficial Owner      Beneficial Ownership       Class
----------------------------------------------------------------------------------------
<S>                         <C>                     <C>                     <C>
 
Units of Limited             John A. Coseo, Jr.,
  Partnership Interest        a general partner               10               .003%
                                                              --               ----
 
Units of Limited             All general partners as
  Partnership Interest        a group                         10               .003%
                                                              ==               ====
</TABLE>


Item 12.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
          ----------------------------------------------

The following table reflects all compensation accrued or paid to the General
Partners during the years ended December 31, 1998 and 1997.

<TABLE>
<CAPTION>
Form of Compensation and Entity Receiving                                  1998             1997
-----------------------------------------                                  ----             ----
<S>                                                                      <C>              <C>
Expense reimbursement - The Windsor Corporation                           $32,000          $ 77,500
Cash distributions - The Windsor Corporation                              $ 6,100          $  6,100
</TABLE>


                                       24
<PAGE>
 
Item 13.     EXHIBITS AND REPORTS ON  8-K
             ----------------------------

             (a)      Exhibits and Index of Exhibits

                      (3) - Certificate and Agreement of Limited Partnership
                      filed as Exhibit A to Registration Statement No. 33-23183
                      and incorporated herein by reference.

                      (27) - Financial Data Schedule

             (b)      Reports on Form 8-K

                      There were no reports on Form 8-K filed during the last
                      quarter of the period covered by this Form 10-KSB.



                                       25
<PAGE>
 
                                 SIGNATURES


  Pursuant to the requirements of Section 13 or 15(d) 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 on this 31st day of March
1999.


                 WINDSOR PARK PROPERTIES 6
                 A California Limited Partnership by:
                 THE WINDSOR CORPORATION

                 By:   /s/  Steven G. Waite
                    -----------------------------------
                    STEVEN G. WAITE
                    President


  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 dates indicated.


<TABLE>
<CAPTION>
Signature                       Title                                    Date
---------                       -----                                    ----
<S>                             <C>                                      <C>
 
 
 
/s/ Steven G.  Waite            President of the Windsor Corporation, a   March 31, 1999
--------------------            general partner of the Partnership
STEVEN G. WAITE
 
 
 
/s/Gary P. McDaniel             Director                                  March 31, 1999
-------------------
GARY P. MCDANIEL
 
 
 
/s/C.G. Kellogg                 Director                                  March 31, 1999
---------------
C.G. KELLOGG
 
 
 
/s/John A. Coseo, Jr.           General Partner                           March 31, 1999
---------------------
JOHN A. COSEO, JR.
</TABLE>

                                       26