November 13, 2003



Securities and Exchange Commission
450 Fifth Street, N.W.
Washington, D.C.  20549


Re:    Boston Financial Qualified Housing Tax Credits L.P. V
       Report on Form 10-QSB for the Quarter Ended September 30, 2003
       File Number 0-19706


Dear Sir/Madam:

Pursuant to the requirements of Section 15(d) of the Securities Exchange Act of
1934, filed herewith one copy of subject report.

Very truly yours,


/s/Stephen Guilmette
Stephen Guilmette
Assistant Controller






QH5-Q2.DOC


<PAGE>


                                  UNITED STATES
                       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, 2003
                                 --------------------

                        OR

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

For the transition period from                      to
                               -------------------      -------------

                         Commission file number 0-19706


Boston  Financial Qualified Housing Tax Credits L.P. V
-------------------------------------------------------
(Exact name of registrant as specified in its charter)


         Massachusetts                 04-3054464
------------------------------------   ---------------------
(State or other jurisdiction of        (I.R.S. Employer
 incorporation or organization)        Identification No.)


101 Arch Street, Boston, MA                        02110-1106
---------------------------------------------      -----------
(Address of principal executive offices)           (Zip Code)


Registrant's telephone number, including area code (617) 439-3911
                                                   ---------------

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


<PAGE>


              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                                TABLE OF CONTENTS





<TABLE>
<CAPTION>
<S>                                                                                   <C>
PART I - FINANCIAL INFORMATION                                                        Page No.
------------------------------                                                        --------

Item 1.   Financial Statements

          Balance Sheet (Unaudited) - September 30, 2003                                   1

          Statements of Operations (Unaudited) - For the Three and Six
              Months Ended September 30, 2003 and 2002                                     2

          Statement of Changes in Partners' Equity (Deficiency)
              (Unaudited) - For the Six Months Ended September 30,
              2003                                                                         3

          Statements of Cash Flows (Unaudited) - For the Six
              Months Ended September 30, 2003 and 2002                                     4

          Notes to the Financial Statements (Unaudited)                                    5

Item 2.   Management's Discussion and Analysis of Financial
              Condition and Results of Operations                                          7

Item 3.     Controls and Procedures                                                       12

PART II - OTHER INFORMATION

Items 1-6                                                                                 13

SIGNATURE                                                                                 14

</TABLE>


<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)


                                  BALANCE SHEET
                               September 30, 2003
                                   (Unaudited)




Assets

<TABLE>
<CAPTION>
<S>                                                                                          <C>
Cash and cash equivalents                                                                    $   2,840,177
Restricted cash                                                                                     80,296
Marketable securities, at fair value                                                               447,243
Investments in Local Limited Partnerships (Note 1)                                              10,558,324
Other assets                                                                                         5,749
                                                                                             -------------
   Total Assets                                                                              $  13,931,789
                                                                                             =============

Liabilities and Partners' Equity

Due to affiliate                                                                             $      67,179
Accrued expenses                                                                                    39,863
Deferred revenue                                                                                    80,296
                                                                                             -------------
   Total Liabilities                                                                               187,338
                                                                                             -------------

General, Initial and Investor Limited Partners' Equity                                          13,738,177
Net unrealized gains on marketable securities                                                        6,274
                                                                                             -------------
   Total Partners' Equity                                                                       13,744,451
                                                                                             -------------
   Total Liabilities and Partners' Equity                                                    $  13,931,789
                                                                                             =============
</TABLE>

The accompanying notes are an integral part of these financial statements.

<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                            STATEMENTS OF OPERATIONS
         For the Three and Six Months Ended September 30, 2003 and 2002
                                   (Unaudited)


<TABLE>
<CAPTION>
<S>                                   <C>                   <C>                   <C>              <C>

                                             Three Months Ended                          Six Months Ended
                                      September 30,         September 30,         September 30,      September 30,
                                          2003                  2002                  2003               2002
                                      -------------         -------------         -------------    ---------------

Revenue:
  Investment                          $      (3,383)        $      26,262         $      14,949    $        55,851
  Other                                      40,172                   400               138,506            101,950
                                      -------------         -------------         -------------    ---------------
       Total Revenue                         36,789                26,662               153,455            157,801
                                      -------------         -------------         -------------    ---------------

Expenses:
   Asset management fees, affiliate          67,179                65,605               134,358            131,210
   Provision for valuation of advances
     to Local Limited Partnerships                -                     -                59,952             21,360
   General and administrative
     (includes reimbursements
     to an affiliate in the amounts
     of $100,135 and $187,832
     in 2003 and 2002, respectively)         90,020               119,695               166,970            252,076
   Amortization                               4,833                 5,586                 9,666             11,172
                                      -------------         -------------         -------------    ---------------
       Total Expenses                       162,032               190,886               370,946            415,818
                                      -------------         -------------         -------------    ---------------

Loss before equity in losses of
  Local Limited Partnerships               (125,243)             (164,224)             (217,491)          (258,017)

Equity in losses of Local
   Limited Partnerships (Note 1)           (321,038)             (361,789)             (596,417)          (814,670)
                                      -------------         -------------         -------------    ---------------

Net Loss                              $    (446,281)        $    (526,013)        $    (813,908)   $    (1,072,687)
                                      =============         =============         =============    ===============

Net Loss allocated:
   General Partners                   $      (4,463)        $      (5,260)        $      (8,139)   $       (10,727)
   Limited Partners                        (441,818)             (520,753)             (805,769)        (1,061,960)
                                      -------------         -------------         -------------    ---------------
                                      $    (446,281)        $    (526,013)        $    (813,908)   $    (1,072,687)
                                      =============         =============         =============    ===============
Net Loss per Limited Partner
Unit (68,929 Units)                   $       (6.41)        $       (7.56)        $      (11.69)   $        (15.41)
                                      =============         =============         =============    ===============

</TABLE>

The accompanying notes are an integral part of these financial statements.
<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

              STATEMENT OF CHANGES IN PARTNERS' EQUITY (DEFICIENCY)
                   For the Six Months Ended September 30, 2003
                                   (Unaudited)



<TABLE>
<CAPTION>
<S>                                 <C>              <C>          <C>                <C>          <C>

                                                       Initial       Investor        Net
                                      General          Limited       Limited         Unrealized
                                     Partners          Partner       Partners        Gains             Total
                                    -----------      ----------   --------------     ----------   --------------

Balance at March 31, 2003           $  (446,586)     $   5,000    $   14,993,671    $     3,055    $  14,555,140
                                    -----------      ---------    --------------    -----------    -------------

Comprehensive Income (Loss):
   Change in net unrealized gains
     on marketable securities
     available for sale                       -              -                 -          3,219            3,219
   Net Loss                              (8,139)             -          (805,769)             -         (813,908)
                                    -----------      ---------    --------------    -----------    -------------
Comprehensive Income (Loss)              (8,139)             -          (805,769)         3,219         (810,689)
                                    -----------      ---------    --------------    -----------    -------------

Balance at September 30, 2003       $  (454,725)     $   5,000    $   14,187,902    $     6,274    $  13,744,451
                                    ===========      =========    ==============    ===========    =============
</TABLE>

The accompanying notes are an integral part of these financial statements.

<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                            STATEMENTS OF CASH FLOWS
              For the Six Months Ended September 30, 2003 and 2002
                                   (Unaudited)



<TABLE>
<CAPTION>
<S>                                                                               <C>                 <C>
                                                                                  2003                2002
                                                                             -------------         -----------

Net cash used for operating activities                                       $    (300,314)        $  (339,122)

Net cash provided by (used for) investing activities                               484,653            (110,256)
                                                                             -------------         -----------
Net increase (decrease) in cash and cash equivalents                               184,339            (449,378)

Cash and cash equivalents, beginning                                             2,655,838           1,123,750
                                                                             -------------         -----------
Cash and cash equivalents, ending                                            $   2,840,177         $   674,372
                                                                             =============         ===========

</TABLE>

The accompanying notes are an integral part of these financial statements.

<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                        Notes to the Financial Statements
                                   (Unaudited)

The unaudited financial statements presented herein have been prepared in
accordance with the instructions to Form 10-QSB and do not include all of the
information and note disclosures required by accounting principles generally
accepted in the United States of America. These statements should be read in
conjunction with the financial statements and notes thereto included with the
Partnership's Form 10-KSB for the year ended March 31, 2003. In the opinion of
the Managing General Partner, these financial statements include all
adjustments, consisting only of normal recurring adjustments, necessary to
present fairly the Partnership's financial position and results of operations.
The results of operations for the periods may not be indicative of the results
to be expected for the year.

The Managing General Partner of the Partnerships has elected to report results
of the Local Limited Partnerships in which the Partnership has a limited
partnership interest on a 90-day lag basis because the Local Limited
Partnerships report their results on a calendar year basis. Accordingly, the
financial information of the Local Limited Partnerships included in the
accompanying financial statements is as of June 30, 2003 and 2002.

1.   Investments in Local Limited Partnerships

The Partnership has limited partnership interests in twenty-six Local Limited
Partnerships which were organized for the purpose of owning and operating
multi-family housing complexes, most of which are government-assisted. Upon
dissolution of the Local Limited Partnerships, proceeds will be distributed
according to the respective Local Limited Partnership agreements.

The following is a summary of investments in Local Limited Partnerships at
September 30, 2003:

Capital contributions and advances paid to Local Limited Partnerships and
<TABLE>
<CAPTION>
<S>                                                                                              <C>
     purchase price paid to withdrawing partners of Local Limited Partnerships                   $    55,718,540

Cumulative equity in losses of Local Limited Partnerships (excluding cumulative
     unrecognized losses of $8,326,709)                                                              (41,191,177)

Cumulative cash distributions received from Local Limited Partnerships                                (3,604,341)
                                                                                                 ---------------

Investments in Local Limited Partnerships before adjustments                                          10,923,022

Excess of investment cost over the underlying net assets acquired:

     Acquisition fees and expenses                                                                     1,006,357

     Cumulative amortization of acquisition fees and expenses                                           (303,460)
                                                                                                 ---------------

Investments in Local Limited Partnerships before reserve for valuation                                11,625,919

Reserve for valuation of investments in Local Limited Partnerships                                    (1,067,595)
                                                                                                 ---------------

Investments in Local Limited Partnerships                                                        $    10,558,324
                                                                                                 ===============
</TABLE>

For the six months ended September 30, 2003, the Partnership advanced $59,952 to
one of the Local Limited Partnerships, all of which was reserved. The
Partnership has recorded a reserve for valuation for its investments in certain
Local Limited Partnerships in order to appropriately reflect the estimated net
realizable value of these investments.


<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                  Notes to the Financial Statements (continued)
                                   (Unaudited)

1. Investments in Local Limited Partnerships (continued)

The Partnership's share of the net losses of the Local Limited Partnerships for
the six months ended September 30, 2003 is $1,583,532. For the six months ended
September 30, 2003, the Partnership has not recognized $987,115 of equity in
losses relating to Local Limited Partnerships where cumulative equity in losses
and distributions exceeded its total investment in these Local Limited
Partnerships.


<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
                  FINANCIAL CONDITION AND RESULTS OF OPERATIONS


Certain matters discussed herein constitute forward-looking statements within
the meaning of the Private Securities Litigation Reform Act of 1995. The
Partnership intends such forward-looking statements to be covered by the safe
harbor provisions for forward-looking statements and is including this statement
for purposes of complying with these safe harbor provisions. Although the
Partnership believes the forward-looking statements are based on reasonable
assumptions, the Partnership can give no assurance that its expectations will be
attained. Actual results and timing of certain events could differ materially
from those projected in or contemplated by the forward-looking statements due to
a number of factors, including, without limitation, general economic and real
estate conditions and interest rates.

Accounting Policies

The Partnership's accounting policies include those that relate to its
recognition of investments in Local Limited Partnerships using the equity method
of accounting. The Partnership's policy is as follows:

The Partnership accounts for its investments in Local Limited Partnerships using
the equity method of accounting because the Partnership does not have control
over the major operating and financial policies of the Local Limited
Partnerships in which it invests.

Under the equity method, the investment is carried at cost, adjusted for the
Partnership's share of net income or loss and for cash distributions from the
Local Limited Partnerships; equity in income or loss of the Local Limited
Partnerships is included currently in the Partnership's operations. Under the
equity method, a Local Limited Partnership investment will not be carried below
zero. To the extent that equity in losses are incurred when the Partnership's
carrying value of the respective Local Limited Partnership has been reduced to a
zero balance, the losses will be suspended and offset against future income.
Income from Partnership investments where cumulative equity in losses plus
cumulative distributions have exceeded the total investment in Local Limited
Partnerships will not be recorded until all of the related unrecorded losses
have been offset. To the extent that a Local Limited Partnership with a carrying
value of zero distributes cash to the Partnership, that distribution is recorded
as income on the books of the Partnership and is included in "Other Revenue" in
the accompanying financial statements.

The Partnership has implemented policies and practices for assessing potential
impairment of its investments in Local Limited Partnerships. Real estate experts
analyze the investments to determine if impairment indicators exist. If so, the
carrying value is compared to the undiscounted future cash flows expected to be
derived from the asset. If a significant impairment in carrying value exits, a
provision to write down the asset to fair value will be recorded in the
Partnership's financial statements.

Liquidity and Capital Resources

At September 30, 2003, the Partnership had cash and cash equivalents of
$2,840,177, compared with $2,655,838 at March 31, 2003. The increase is
primarily attributable to proceeds from sales and maturities of marketable
securities and cash distributions received from Local Limited Partnerships,
partially offset by net cash used for operations.

The Managing General Partner initially designated 4% of the Gross Proceeds as
Reserves as defined in the Partnership Agreement. The Reserves were established
to be used for working capital of the Partnership and contingencies related to
the ownership of Local Limited Partnership interests. The Managing General
Partner may increase or decrease such Reserves from time to time, as it deems
appropriate. At September 30, 2003, approximately $2,128,000 of cash, cash
equivalents and marketable securities has been designated as Reserves.

To date, professional fees relating to various Property issues totaling
approximately $220,000 have been paid from Reserves. To date, Reserve funds in
the amount of approximately $128,000 also have been used to make additional
capital contributions to one Local Limited Partnership. In the event a Local
Limited Partnership encounters

<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Liquidity and Capital Resources (continued)

operating difficulties requiring additional funds, the Partnership's management
might deem it in its best interest to voluntarily provide such funds in order to
protect its investment. As of September 30, 2003, the Partnership has advanced
approximately $281,000 to Local Limited Partnerships to fund operating deficits.

The Managing General Partner believes that the investment income earned on the
Reserves, along with cash distributions received from Local Limited
Partnerships, to the extent available, will be sufficient to fund the
Partnership's ongoing operations. Reserves may be used to fund Partnership
operating deficits, if the Managing General Partner deems funding appropriate.
If Reserves are not adequate to cover the Partnership's operations, the
Partnership will seek other financing sources including, but not limited to, the
deferral of Asset Management Fees paid to an affiliate of the Managing General
Partner or working with Local Limited Partnerships to increase cash
distributions.

Since the Partnership invests as a limited partner, the Partnership has no
contractual duty to provide additional funds to Local Limited Partnerships
beyond its specified investment. Thus, at September 30, 2003, the Partnership
had no contractual or other obligation to any Local Limited Partnership which
had not been paid or provided for.

Cash distributions

No cash distributions were made during the six months ended September 30, 2003.

Results of Operations

Three Month Period

The Partnership's results of operations for the three months ended September 30,
2003 resulted in a net loss of $446,281, as compared to a net loss of $526,013
for the same period in 2002. The decrease in net loss is primarily attributable
to a decrease in equity in losses of Local Limited Partnerships as well a
decrease in general and administrative expenses. Equity in losses of Local
Limited Partnerships decreased due to an increase in unrecognized losses by the
Partnership of Local Limited Partnerships with carrying values of zero. The
decrease in general and administrative expense is primarily due to increased
charges due to an affiliate of a General Partner for operational and
administrative expenses necessary for the operation of the Partnership and a
change in estimate of these amounts related to the year ended March 31, 2002
which were expensed in the three months ended September 30, 2002.

Six Month Period

The Partnership's results of operations for the six months ended September 30,
2003 resulted in a net loss of $813,908, as compared to a net loss of $1,072,687
for the same period in 2002. The decrease in net loss is primarily attributable
to a decrease in equity in losses of Local Limited Partnerships as well a
decrease in general and administrative expenses. These effects were partially
offset by an increase in provision for valuation of advances to Local Limited
Partnerships. Equity in losses of Local Limited Partnerships decreased due to an
increase in unrecognized losses by the Partnership of Local Limited Partnerships
with carrying values of zero. The decrease in general and administrative expense
is primarily due to increased charges due to an affiliate of a General Partner
for operational and administrative expenses necessary for the operation of the
Partnership and a change in estimate of these amounts related to the year ended
March 31, 2002 which were expensed in the six months ended September 30, 2002.
The increase in provision for valuation of advances to Local Limited
Partnerships is the result of a reserve for advances made to one Local Limited
Partnership.


<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Portfolio Update

The Partnership's investment portfolio consists of limited partnership interests
in twenty-six Local Limited Partnerships, each of which owns and operates a
multi-family apartment complex and each of which has generated Tax Credits.
Since inception, the Partnership has generated Tax Credits, net of recapture, of
approximately $1,508 per Limited Partner Unit, with an immaterial amount of Tax
Credits expected to be generated during 2003. The aggregate amount of Tax
Credits generated by the Partnership is consistent with the objective specified
in the Partnership's prospectus.

Properties that receive low income housing Tax Credits must remain in compliance
with rent restriction and set-aside requirements for at least 15 years from the
date the property is completed (the "Compliance Period"). Failure to do so would
result in the recapture of a portion of the property's Tax Credits. Between 2005
and continuing through 2008, the Compliance Period of the twenty-six Properties
in which the Partnership has an interest will expire. The Managing General
Partner has negotiated agreements that will ultimately allow the Partnership to
dispose of its interest in six Local Limited Partnerships. It is unlikely that
the disposition of any of these Local Limited Partnership interests will
generate any material cash distributions to the Partnership.

The Managing General Partner will continue to closely monitor the operations of
the Properties during the Compliance Period and will formulate disposition
strategies with respect to the Partnership's remaining Local Limited Partnership
interests. It is unlikely that the Managing General Partner's efforts will
result in the Partnership disposing of all of its remaining Local Limited
Partnership interests concurrently with the expiration of each Property's
Compliance Period. The Partnership shall dissolve and its affairs shall be wound
up upon the disposition of the final Local Limited Partnership interest and
other assets of the Partnership. Investors will continue to be Limited Partners,
receiving K-1s and quarterly and annual reports, until the Partnership is
dissolved.

Property Discussions

A majority of the Properties in which the Partnership has an interest have
stabilized operations and operate above break-even. A few Properties generate
cash flow deficits that the Local General Partners of those Properties fund
through project expense loans, subordinated loans or operating escrows. However,
some Properties have had persistent operating difficulties that could either: i)
have an adverse impact on the Partnership's liquidity; ii) result in their
foreclosure; or iii) result in the Managing General Partner deeming it
appropriate for the Partnership to dispose of its interest in the Local Limited
Partnership prior to the expiration of the Compliance Period. Also, the Managing
General Partner, in the normal course of the Partnership's business, may arrange
for the future disposition of its interest in certain Local Limited
Partnerships. The following Property discussions focus only on such Properties.

As previously reported, the Local General Partner of Westover Station, located
in Newport News, Virginia, reached an agreement with the Property's lender to
refinance the debt on the Property. As part of the refinancing, which closed on
November 1, 2002, the Partnership received Sale or Refinancing Proceeds, as
defined in the Local Limited Partnership Agreement, of approximately $668,000.
The Managing General Partner retained the entire amount of the proceeds in the
Partnership's Reserves, as permitted by and in accordance with, the Local
Limited Partnership Agreement. The Managing General Partner, on behalf of the
Partnership, also negotiated an agreement with the Local General Partner that
will allow the Partnership to dispose of its interest in the Property after the
end of its Compliance Period, which is December 2006.

As previously reported, New Center, located in Detroit, Michigan, has
experienced operating difficulties for several years. The Property suffers from
poor location and security issues. Vandalism has caused an increase in
maintenance and repair expenses and has negatively affected the Property's
occupancy levels and tenant profile.

<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Property Discussions (continued)

Efforts to increase curb appeal and increase qualified tenant traffic have not
materially improved occupancy. Advances from the Local General Partner and the
Partnership have enabled the Property to remain current on its mortgage
obligations. The Managing General Partner will continue to closely monitor the
site manager's efforts to improve Property operations; however, due to the
Property's continuing struggles, the Managing General Partner is concerned about
its long-term viability. Due to these concerns, the Managing General Partner
believes it is in the best interest of the Property to replace the Local General
Partner. Accordingly, the Managing General Partner has been working with the
Local General Partner to identify an acceptable replacement. A replacement has
been found and has executed the necessary documents to become the replacement
Local General Partner, however, the lender has not yet approved the transaction.

As previously reported regarding Westgate, located in Bismark, North Dakota, in
order to protect the remaining Tax Credits generated by the Property, the
Managing General Partner consummated the transfer of 50% of the Partnership's
capital and profits in the Local Limited Partnership to an affiliate of the
Local General Partner in November 1997. The Managing General Partner also had
the right to transfer the Partnership's remaining interest to the Local General
Partner any time after one year from the initial transfer. However, due to
subsequent transfers by the Local General Partner of its interest in the
Property, the date on which the Managing General Partner had the right to
transfer the remaining interest did not occur until September 1, 2001. The
agreement allowed the Partnership to retain its full share of the Property's Tax
Credits until such time as the remaining interest is put to the new Local
General Partner. The Property generated its last Tax Credits during 2001.
Furthermore, the new Local General Partner has the right to call the remaining
interest after the Compliance Period has expired.

As previously reported, in April 2000, a replacement site management company was
brought in to manage operations at Carib II and Carib III, located in St. Croix,
Virgin Islands. The replacement site management company stated its desire to
purchase the General and Limited Partner interests in the Properties and,
effective January 1, 2001, assumed the Local General Partner interest in the
Properties. Furthermore, the Managing General Partner negotiated a plan that
ultimately transfers the Partnership's interest in the Properties to the new
Local General Partner. The plan includes provisions to minimize the risk of
recapture.

As previously reported, a newly constructed property adjacent to Whispering
Trace, located in Woodstock, Georgia, began operations during 2001. Although the
new property had difficulties in completing initial lease-up due to a lack of
qualified tenants, its superior amenities and curb appeal provide a competitive
advantage over Whispering Trace. Another Tax Credit property in close proximity
to the Property is currently under construction and will further increase
competition for tenants. In addition, local employers have had layoffs, forcing
some tenants to leave the area in search of employment. As a result, occupancy
at Whispering Trace has declined. The Property has incurred significant capital
expenditures in order to remain competitive in the market place. As a result,
debt service coverage and working capital are below appropriate levels. It may
become necessary for the Managing General Partner to use some of the
Partnership's Reserves to fund operating deficits. However, to date, advances
from the Local General Partner have allowed the Property to remain current on
its debt obligations.

The Managing General Partner negotiated an agreement with an unaffiliated entity
to have the ability to transfer the Partnership's interest to an unaffiliated
entity or its designee with respect to Cedar Lane I, located in London,
Kentucky, and Silver Creek II, located in Berea, Kentucky. These Properties
share a common Local General Partner. The Managing General Partner has the right
to put its interest in either of the Properties at any time in exchange for a
Contingent Note that grants the Partnership 50% of all future net cash receipts
from such Local Limited Partnership interest. Should the Partnership dispose of
its interest in the above-mentioned Properties in any other manner, the
Partnership will be required to pay a $2,500 termination fee per Property.

<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Other Development

During the quarter ended September 30, 2003, Lend Lease Real Estate Investments,
Inc. sold its interest in, and association with, the General Partner and its
affiliated business unit, Housing and Community Investing ("HCI"), to Municipal
Mortgage and Equity, LLC ("Muni Mae"). Muni Mae is in the business of
originating, servicing and investing in multi-family housing. HCI will be
combined with Muni Mae's Midland subsidiary to operate under the name MMA
Financial.


<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                             CONTROLS AND PROCEDURES



Controls and Procedures

Based on the Partnership's evaluation as of the end of the period covered by
this report, the Partnership's director has concluded that the Partnership's
disclosure controls and procedures are effective to ensure that information
required to be disclosed in the reports that the Partnership files or submits
under the Securities Exchange Act of 1934 is recorded, processed, summarized and
reported within the time periods specified in the Securities and Exchange
Commission's rules and forms.

There have been no significant changes in the Partnership's internal controls or
in other factors that could significantly affect those controls subsequent to
the date of their evaluation.


<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)





PART II       OTHER INFORMATION

Items 1-5     Not applicable

Item 6        Exhibits and reports on Form 8-K

              (a) Exhibits

                    31.1   Certification of Jenny Netzer pursuant to section
                           302 of the Sarbanes-Oxley Act of 2002

                    32.1   Certification of Jenny Netzer pursuant to section
                           906 of the Sarbanes-Oxley Act of 2002

              (b) Reports on Form 8-K - No reports on Form 8-K were filed during
                  the quarter ended September 30, 2003



<PAGE>

              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                                    SIGNATURE


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


DATED:  November 13, 2003          BOSTON FINANCIAL QUALIFIED HOUSING
                                   TAX CREDITS L.P. V

                           By:     Arch Street VIII, Inc.,
                                   its Managing General Partner




                                   /s/Jenny Netzer
                                   Jenny Netzer
                                   Executive Vice President
                                   MMA Financial, LLC