FORM 10-QSB.--QUARTERLY REPORT UNDER SECTION 13 OR 15(D) OF
                     THE SECURITIES EXCHANGE ACT OF 1934
                       Quarterly or Transitional Report
                 (As last amended by 34-32231, eff. 6/3/93.)

                   U.S. SECURITIES AND EXCHANGE COMMISSION
                           WASHINGTON, D.C.  20549


                                 FORM 10-QSB
(Mark One)

[X]  QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE
     ACT OF 1934


              For the quarterly period ended September 30, 1996


[  ]  TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES
      EXCHANGE ACT OF 1934

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

                        Commission file number 0-11864


                        NATIONAL PROPERTY INVESTORS 6
      (Exact name of small business issuer as specified in its charter)


         California                                        13-3140364
(State or other jurisdiction of                          (IRS Employer
incorporation or organization)                         Identification No.)

                  One Insignia Financial Plaza, P.O. Box 1089
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)

                                (864) 239-1000
                         (Issuer's telephone number)



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


                        PART I - FINANCIAL INFORMATION

 a)                     NATIONAL PROPERTY INVESTORS 6

                                BALANCE SHEET
                                 (Unaudited)
                       (in thousands, except unit data)

                              September 30, 1996
<TABLE>
<CAPTION>

<S>                                                   <C>              <C>
Assets
 Cash and cash equivalents                                              $   16,663
 Escrows for taxes and insurance                                               385
 Restricted escrows                                                            977
 Other assets                                                                1,740
 Investment properties:
       Land                                            $    5,366
       Buildings and related personal property             72,375
                                                           77,741
       Less accumulated depreciation                      (46,593)          31,148
                                                                        $   50,913

Liabilities and Partners' Capital (Deficit)
Liabilities
  Accounts payable and accrued expenses                                 $      573
  Tenant security deposits                                                     319
  Mortgages payable                                                         35,570

Partners' Capital (Deficit):
  Limited partners' (109,600 units issued and
      outstanding)                                      $  14,854
  General partner's                                          (403)          14,451
                                                                        $   50,913
<FN>
                See Accompanying Notes to Financial Statements
</TABLE>

b>                          NATIONAL PROPERTY INVESTORS 6

                               STATEMENTS OF OPERATIONS
                                    (Unaudited)
                        (in thousands, except unit data)
<TABLE>
<CAPTION>
                                        Three Months Ended      Nine Months Ended
                                          September 30,           September 30,
                                         1996        1995      1996          1995
<S>                                  <C>        <C>         <C>         <C>
Revenues:
  Rental income                       $  3,244   $   3,262   $ 9,732     $   9,629
  Other income                             284         212       786           630
      Total revenues                     3,528       3,474    10,518        10,259

Expenses:
  Operating                              1,825       1,846     5,147         5,244
  Interest                                 600         608     1,800         1,826
  Depreciation                             804         894     2,385         2,682
  General and administrative                90          88       266           320
      Total expenses                     3,319       3,436     9,598        10,072

Income before extraordinary
   loss                                    209          38       920           187
Extraordinary loss on
   debt refinancing                       (355)         --      (355)           --
Net (loss) income                     $   (146)  $      38   $   565     $     187

Net (loss) income allocated
  to general partner (1%)             $     (1)  $      --   $     6     $       2

Net (loss) income allocated
  to limited partners (99%)               (145)         38       559           185
                                      $   (146)  $      38   $   565     $     187

Net (loss) income per limited
  partnership unit:
   Income before
     extraordinary loss               $   1.89   $    .35    $  8.31     $    1.69
   Extraordinary loss on
     debt refinancing                    (3.21)        --      (3.21)           --
Net (loss) income per limited
    partnership unit                  $  (1.32)  $    .35    $  5.10     $    1.69

<FN>
                 See Accompanying Notes to Financial Statements
</TABLE>


c)                            NATIONAL PROPERTY INVESTORS  6

                   STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
                                       (Unaudited)
                             (in thousands, except unit data)


                                   Limited
                                 Partnership  General     Limited
                                    Units     Partner's   Partners'     Total


Original capital contributions     109,600      $      1   $  54,800   $ 54,801

Partners' capital (deficit)
   at December 31, 1995            109,600      $   (409)  $  14,295   $ 13,886

Net income for the nine months
    ended September 30, 1996            --             6         559        565

Partners' capital (deficit) at
   September 30, 1996              109,600      $   (403)  $  14,854   $ 14,451


                      See Accompanying Notes to Financial Statements


d)                         NATIONAL PROPERTY INVESTORS 6

                              STATEMENTS OF CASH FLOWS
                                    (Unaudited)
                                   (in thousands)


                                                           Nine Months Ended
                                                              September 30,
                                                            1996         1995
Cash flows from operating activities:
 Net income                                             $     565     $     187
 Adjustments to reconcile net income to net
  cash provided by operating activities:
  Depreciation                                              2,385         2,682
  Amortization of loan costs                                   78            78
  Extraordinary loss on debt refinancing                      355            --
  Change in accounts:
   Escrows for taxes and insurance                           (111)          (54)
   Other assets                                              (149)           10
   Accounts payable and accrued expenses                      100           107
   Tenant security deposit liabilities                        (73)          (72)

     Net cash provided by operating activities              3,150         2,938

Cash flows from investing activities:
   Deposits to restricted escrows                            (886)           --
   Receipts from restricted escrows                            --            91
   Property improvements and replacements                    (806)         (680)

     Net cash used in investing activities                 (1,692)         (589)

Cash flows from financing activities:
   Mortgage principal payments                               (271)         (238)
   Repayment of mortgage notes payable                    (16,030)           --
   Proceeds from refinancing of debt                       27,150            --
   Loan costs                                                (820)           --
   Debt extinguishment costs                                 (274)           --

     Net cash provided by (used in) financing
       activities                                           9,755          (238)

Net increase in cash and cash equivalents                  11,213         2,111

Cash and cash equivalents at beginning of period            5,450         2,436

Cash and cash equivalents at end of period              $  16,663     $   4,547

Supplemental information:
  Cash paid for interest                                $   1,916     $   1,747


                 See Accompanying Notes to Financial Statements



e)                         NATIONAL PROPERTY INVESTORS 6

                           NOTES TO FINANCIAL STATEMENTS
                                    (Unaudited)

NOTE A - BASIS OF PRESENTATION

The accompanying unaudited financial statements of National Property Investors 6
(the "Partnership") have been prepared in accordance with generally accepted
accounting principles for interim financial information and with the
instructions to Form 10-QSB and Item 310(b) of Regulation S-B.  Accordingly,
they do not include all of the information and footnotes required by generally
accepted accounting principles for complete financial statements.  In the
opinion of NPI Equity Investments, Inc. ("NPI Equity" or the "Managing General
Partner"), all adjustments (consisting of normal recurring accruals) considered
necessary for a fair presentation have been included. Operating results for the
three and nine month periods ended September 30, 1996, are not necessarily
indicative of the results that may be expected for the fiscal year ending
December 31, 1996.  For further information, refer to the financial statements
and footnotes thereto included in the Partnership's annual report on Form 10-K
for the year ended December 31, 1995.

Certain reclassifications have been made to the 1995 information to conform to
the 1996 presentation.

NOTE B - TRANSACTIONS WITH AFFILIATED PARTIES

The Partnership has no employees and is dependent on the Managing General
Partner and its affiliates for the management and administration of all
partnership activities. The Partnership Agreement provides for payments to
affiliates for services and as reimbursement of certain expenses incurred by
affiliates on behalf of the Partnership.

NPI Equity is the general partner of the Partnership.  NPI Equity is a wholly
owned subsidiary of National Property Investors, Inc. ("NPI").

On August 17, 1995, the stockholders of NPI entered into an agreement to sell to
IFGP Corporation, a Delaware corporation, an affiliate of Insignia Financial
Group, Inc. ("Insignia"), a Delaware corporation, all of the issued and
outstanding common stock of NPI.  The closing of the transactions contemplated 
by the above mentioned agreement (the "Closing") occurred on January 19, 1996.

Upon the Closing, the officers and directors of NPI and the Managing General
Partner resigned and IFGP Corporation caused new officers and directors of each
of those entities to be elected.


NOTE B - TRANSACTIONS WITH AFFILIATED PARTIES - (continued)

The following transactions with affiliates of Insignia, NPI, and affiliates of 
NPI were charged to expense in 1996 and 1995:

                                                      For the Nine Months Ended
                                                             September 30,
                                                          1996           1995
Property management fees (included in operating
  expenses)                                             $516,000       $499,000
Reimbursement for services of affiliates (included
  in general and administrative and operating
  expenses)                                              228,000        301,000


During the nine months ended September 30, 1996, the Partnership paid 
approximately $284,000 to an affiliate of the Managing General Partner for 
brokerage fees incurred in connection with the September 30, 1996, refinancing
of all of the Partnership's properties except The Village (see "Note D").  
These charges have been capitalized as loan costs, and will be amortized over 
the life of the loans.

For the period from January 19, 1996, to September 30, 1996, the Partnership
insured its properties under a master policy through an agency and insurer 
unaffiliated with the Managing General Partner.  An affiliate of the Managing
General Partner acquired, in the acquisition of a business, certain financial 
obligations from an insurance agency which was later acquired by the agent who
placed the current year's master policy.  The current agent assumed the 
financial obligations to the affiliate of the Managing General Partner who 
received payments on these obligations from the agent. The amount of the 
Partnership's insurance premiums accruing to the benefit of the affiliate of the
Managing General Partner by virtue of the agent's obligations is not 
significant.

For the period ended September 30, 1995, NPI Equity was paid fees of $7,000
relating to successful real estate tax appeals on the Partnership's investment
properties. These fees are included in operating expenses.

Included in operating expenses for the nine months ended September 30, 1995, are
insurance premiums of approximately $266,000 which were paid to the Managing
General Partner under a master insurance policy arranged for by the Managing 
General Partner.


NOTE C - TENANT-IN-COMMON PROPERTY

The Partnership currently owns The Village Apartments, as a tenant-in-common 
with National Property Investors 5 ("NPI 5"), an affiliated public limited
partnership.  NPI 5 acquired a 24.028% undivided interest with the Partnership 
owning the remaining 75.972%. The property is accounted for using the 
proportionate consolidation method. The financial statements and supplementary 
data reflect the Partnership's 75.972% proportionate share of historical cost 
of this property.

The condensed, combined balance sheets of The Village Apartments and the
Partnership's proportionate share of assets, liabilities and equity at September
30, 1996, and the condensed, combined statements of operations of The Village
Apartments and the Partnership's proportionate share of revenues and expenses 
for the nine and three month periods ended September 30, 1996 and 1995, are 
summarized as follows:

<TABLE>
<CAPTION>
                                                          (In thousands)
                                                                       PROPORTIONATE
                                                      COMBINED             SHARE
                                                    September 30,       September 30,
                                                        1996                1996
<S>                                               <C>                 <C>
Total assets, primarily real estate                $   12,910          $     9,868

Liabilities, primarily a mortgage payable          $   11,344          $     8,618

Equity                                                  1,566                1,250

Total liabilities and equity                       $   12,910          $     9,868
</TABLE>


<TABLE>
<CAPTION>
                                       COMBINED             PROPORTIONATE SHARE
                                   Nine Months Ended         Nine Months Ended
                                      September 30,             September 30,
                                    1996          1995          1996         1995
<S>                             <C>           <C>           <C>          <C>
Total revenues                   $  3,419      $  3,292      $  2,597     $  2,501

Operating and other expenses     $  1,879      $  1,871      $  1,428     $  1,421

Depreciation                          553           559           420          425

Mortgage interest                     752           761           571          578

Total expenses                      3,184         3,191         2,419        2,424

Net income                       $    235      $    101      $    178     $     77
</TABLE>


<TABLE>
<CAPTION>
                                             COMBINED            PROPORTIONATE SHARE
                                        Three Months Ended       Three Months Ended
                                           September 30,            September 30,
                                          1996         1995        1996       1995
<S>                                   <C>         <C>         <C>        <C>
Total revenues                         $  1,179    $  1,124    $    895   $    854

Operating and other expenses           $    665    $    667    $    505   $    506

Depreciation                                189         186         144        142

Mortgage interest                           251         254         190        193

Total expenses                            1,105       1,107         839        841

Net income                             $     74    $     17    $     56   $     13

</TABLE>


NOTE D - EXTRAORDINARY LOSS ON DEBT REFINANCING

On September 30, 1996, the Managing General Partner refinanced the mortgages on 
all of the Partnership's properties except The Village.  The mortgages were 
refinanced into short-term temporary loans at 8% interest, which mature on 
November 15, 1996. Payments of interest only are due on the first day of each 
month until the loans mature. The Managing General Partner is currently in the 
process of closing the permanent refinancing on all of the affected properties.

The refinancing of Rocky Ridge Apartments replaced indebtedness of approximately
$1,496,000 with a new mortgage in the amount of $1,450,000.  The Partnership 
paid a prepayment premium of approximately $15,000 and wrote off unamortized 
loan costs of approximately $18,000 resulting in an extraordinary loss on 
refinancing of approximately $33,000.

The refinancing of Place du Plaintier replaced indebtedness of approximately 
$2,358,000 with a new mortgage in the amount of $3,800,000.  The Partnership 
paid a prepayment premium of approximately $24,000 and wrote off unamortized 
loan costs of approximately $2,000 resulting in an extraordinary loss on 
refinancing of approximately $26,000. 

The refinancing of Fairway View replaced indebtedness of approximately 
$2,357,000 with a new mortgage in the amount of $4,000,000.  The Partnership 
paid a prepayment premium of approximately $24,000 and wrote off loan costs of 
approximately $2,000 resulting in an extraordinary loss on refinancing of 
approximately $26,000.  

The refinancing of Colony at Kenilworth replaced indebtedness of approximately 
$7,924,000 with a new mortgage in the amount of $9,000,000.  The Partnership 
paid a prepayment premium of approximately $193,000 and wrote off loan costs 
of approximately $36,000 resulting in an extraordinary loss on refinancing of 
approximately $229,000.

NOTE D - EXTRAORDINARY LOSS ON DEBT REFINANCING - (continued)

The refinancing of Alpine Village replaced indebtedness of approximately 
$1,895,000 with a new mortgage of $2,100,000.  The Partnership paid a prepayment
premium of approximately $19,000 and wrote off unamortized loan costs of 
approximately $22,000 resulting in an extraordinary loss on refinancing of 
approximately $41,000.

The Managing General Partner secured a mortgage for Ski Lodge Apartments in 
the amount of $6,800,000.  


ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATIONS

The Partnership's investment properties consist of seven apartment complexes.  
The following table sets forth the average occupancy of the properties for the 
nine months ended September 30, 1996 and 1995:

                                                   Average
                                                  Occupancy
Property                                      1996         1995

Ski Lodge Apartments
  Montgomery, Alabama                        93%             93%

Rocky Ridge Apartments
  Birmingham, Alabama                        91%             98%

Place du Plantier Apartments
  Baton Rouge, Louisiana                     91%             96%

Fairway View Phase I Apartments
  Baton Rouge, Louisiana                     96%             97%

Colony at Kenilworth Apartments
  Towson, Maryland                           90%             93%
 
Alpine Village Apartments
  Birmingham, Alabama                        94%             98%

The Village Apartments (1)
  Voorhees, New Jersey                       94%             95%

(1) This property was purchased as a tenancy in common with National Property 
    Investors 5, an affiliated public partnership, which acquired a 24.028% 
    undivided interest, with the Partnership owning the remaining 75.972%.
 
The Managing General Partner attributes the decreases in occupancy at Rocky 
Ridge and Alpine Village to layoffs at a large area corporation, an increased
number of home purchases, and the construction of three new apartment 
communities in the area.  Occupancy decreased at Place du Plantier as a result 
of newly constructed units becoming available in the already competitive Baton 
Rouge market.  Despite the overall drop in occupancy at the Partnership's 
properties, rental income for the nine months ended September 30, 1996, 
increased as a result of increases in rental rates.

The Partnership's net income for the nine months ended September 30, 1996, was 
approximately $565,000 compared to net income of approximately $187,000 for the 
corresponding period of 1995. The Partnership incurred a net loss for the three 
months ended September 30, 1996, of approximately $146,000 compared to net 
income of approximately $38,000 for the three months ended September 30, 1995.  
Income before extraordinary loss for the three months ended September 30, 1996, 
was approximately $209,000, as compared to approximately $38,000 for the three 
months ended September 30, 1995.  The extraordinary loss is a result of the 
refinancing as discussed in "Item 1, Note D - Extraordinary Loss on Debt 
Refinancing." The increase in net income for the nine months ended September 30,
1996, is partially due to increased rental revenues as a result of rental rate 
increases at the properties. Other income increased primarily due to increased 
interest income resulting from additional cash reserves held by the Partnership.
Also contributing to the increase in other income was an increase in utility 
charges and late charges collected from tenants in 1996. In addition to 
increased revenues, decreases in depreciation expense and general and 
administrative expenses contributed to the increase in net income for the nine 
months ended September 30, 1996. Depreciation expense decreased as a result of 
certain assets becoming fully depreciated in 1995. General and administrative 
expenses were reduced as a result of a decrease in expense reimbursements paid 
to affiliates of the Managing General Partner in 1996.  

As part of the ongoing business plan of the Partnership, the Managing General 
Partner monitors the rental market environment of each of its investment 
properties to assess the feasibility of increasing rent, maintaining or 
increasing occupancy levels and protecting the Partnership from increases in 
expense.  As part of this plan, the Managing General Partner attempts to protect
the Partnership from the burden of inflation-related increases in expenses by 
increasing rents and maintaining a high overall occupancy level.  However, due 
to changing market conditions, which can result in the use of rental concessions
and rental reductions to offset softening market conditions, there is no 
guarantee that the Managing General Partner will be able to sustain such a plan.

At September 30, 1996, the Partnership had unrestricted cash of $16,663,000, as
compared to $4,547,000 at September 30, 1995.  Net cash provided by operating 
activities increased primarily due to the increase in revenues as discussed 
above.  The increase in cash used in investing activities is partially due to 
increased property improvements and replacements in 1996. Also contributing to 
the increase in cash used in investing activities were deposits made to 
restricted escrow accounts in 1996, as a result of the debt refinancing. These 
escrows will be used for future capital expenditures at the properties 
refinanced. Cash provided by financing activities increased due to the proceeds
received from the debt refinancings.  This increase in cash is partially offset
by cash used for payments of the prior outstanding mortgage principal balances, 
prepayment penalties, and loan costs associated with the refinancings.

The Managing General Partner has extended to the Partnership a $500,000 line of
credit.  At the present time, the Partnership has no outstanding amounts due 
under this line of credit. Based on present plans, the Managing General Partner
does not anticipate the need to borrow in the near future.  Other than cash and
cash equivalents, the line of credit is the Partnership's only unused source of
liquidity.
 
The sufficiency of existing liquid assets to meet future liquidity and capital
expenditure requirements is directly related to the level of capital 
expenditures required at the various properties to adequately maintain the 
physical assets and other operating needs of the Partnership.  Such assets are 
currently thought to be sufficient for any near-term needs of the Partnership.  
The mortgage indebtedness of $35,570,000 consists of short-term loans for all of
the properties except The Village, as a result of the refinancings discussed in
"Item 1, Note D - Extraordinary Loss on Debt Refinancing."  Future cash 
distributions will depend on the levels of net cash generated from operations, 
property sales, and the availability of cash reserves.  No cash distributions
were made in 1995 or during the first nine months of 1996.  Currently, the 
Managing General Partner is planning to make a distribution of cash reserves 
after permanent refinancing on the short-term loans is secured in the fourth 
quarter of 1996.
 
                           PART II - OTHER INFORMATION


      EXHIBITS AND REPORTS ON FORM 8-K

a) Exhibit 27, Financial Data Schedule, is filed as an exhibit to this report.

b) Reports on Form 8-K:  None filed during the quarter ended September 30, 1996.



                                     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.



                         NATIONAL PROPERTY INVESTORS 6


                         By:  NPI EQUITY INVESTMENTS, INC.
                              Its Managing General Partner

                         By:  /s/William H. Jarrard, Jr.
                              William H. Jarrard, Jr.
                              President and Director


                         By:  /s/Ronald Uretta
                              Ronald Uretta
                              Principal Financial Officer
                              and Principal Accounting Officer


                         Date: November 1, 1996