SECURITIES AND EXCHANGE COMMISSION
                        Washington D.C.   20549



                               FORM 10-Q



              Quarterly Report Under Section 13 or 15(d)
                of the Securities Exchange Act of 1934




For the quarter ended June 30, 1997     Commission file number 0-19245





                     ARVIDA/JMB PARTNERS, L.P.-II
        (Exact name of registrant as specified in its charter)




                Delaware                      58-1809884              
      (State of organization)        (IRS Employer Identification No.)




  900 N. Michigan Avenue., Chicago, IL          60611                 
(Address of principal executive office)        (Zip Code)             




Registrant's telephone number, including area code 312/440-4800




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 a shorter period that
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>


                           TABLE OF CONTENTS




PART I     FINANCIAL INFORMATION


Item 1.    Financial Statements . . . . . . . . . . . . . .      3


Item 2.    Management's Discussion and 
           Analysis of Financial Condition and 
           Results of Operations. . . . . . . . . . . . . .     14



PART II    OTHER INFORMATION


Item 1.    Legal Proceedings. . . . . . . . . . . . . . . .     16


Item 3.    Defaults Upon Senior Securities. . . . . . . . .     17


Item 6.    Exhibits and Reports on Form 8-K . . . . . . . .     18




<PAGE>


<TABLE>
PART I.  FINANCIAL INFORMATION

     ITEM 1.  FINANCIAL STATEMENTS

                                       ARVIDA/JMB PARTNERS, L.P.-II
                                          (A LIMITED PARTNERSHIP)
                                         AND CONSOLIDATED VENTURE

                                        CONSOLIDATED BALANCE SHEETS

                                    JUNE 30, 1997 AND DECEMBER 31, 1996

                                                (UNAUDITED)


                                                  ASSETS
                                                  ------

<CAPTION>
                                                                             JUNE 30,      DECEMBER 31,
                                                                               1997           1996     
                                                                          -------------    ----------- 
<S>                                                                       <C>             <C>          

Cash and cash equivalents . . . . . . . . . . . . . . . . . . . . . .      $    351,091        181,623 
Restricted cash . . . . . . . . . . . . . . . . . . . . . . . . . . .         1,307,072        955,077 
Trade and other accounts receivable (net of allowance 
  for doubtful accounts of $0 at June 30, 1997
  and $76,289 at December 31, 1996) . . . . . . . . . . . . . . . . .            31,103        103,650 
Real estate inventories . . . . . . . . . . . . . . . . . . . . . . .            39,683         57,598 
Property and equipment held for sale or disposition . . . . . . . . .         2,776,878      2,701,441 
Prepaid expenses and other assets . . . . . . . . . . . . . . . . . .           292,469        850,528 
                                                                           ------------   ------------ 
        Total assets. . . . . . . . . . . . . . . . . . . . . . . . .      $  4,798,296      4,849,917 
                                                                           ============   ============ 



<PAGE>


                                       ARVIDA/JMB PARTNERS, L.P.-II
                                          (A LIMITED PARTNERSHIP)
                                         AND CONSOLIDATED VENTURE

                                  CONSOLIDATED BALANCE SHEETS - CONTINUED


                                    LIABILITIES AND PARTNERS' DEFICITS
                                    ----------------------------------

                                                                             JUNE 30,      DECEMBER 31,
                                                                               1997           1996     
                                                                          -------------    ----------- 

Liabilities:
 Bank overdrafts. . . . . . . . . . . . . . . . . . . . . . . . . . .      $     21,535         10,222 
 Accounts payable . . . . . . . . . . . . . . . . . . . . . . . . . .           114,256        129,281 
 Deposits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .            33,700         33,700 
 Accrued expenses and other liabilities . . . . . . . . . . . . . . .        24,798,656     30,605,394 
 Amounts due to affiliates. . . . . . . . . . . . . . . . . . . . . .         7,622,949      7,621,046 
 Notes and mortgages payable (in default) . . . . . . . . . . . . . .        59,886,713     78,871,459 
                                                                           ------------   ------------ 

Commitments and contingencies 

       Total liabilities. . . . . . . . . . . . . . . . . . . . . . .        92,477,809    117,271,102 
                                                                           ------------   ------------ 

Partners' deficits:
 General Partner and Associate Limited Partner:
   Capital contributions. . . . . . . . . . . . . . . . . . . . . . .             2,000          2,000 
   Cumulative net loss. . . . . . . . . . . . . . . . . . . . . . . .        (6,597,044)    (8,448,354)
   Cumulative cash distributions. . . . . . . . . . . . . . . . . . .          (246,771)      (246,771)
                                                                           ------------   ------------ 
                                                                             (6,841,815)    (8,693,125)
                                                                           ------------   ------------ 
 Limited partners:
   Capital contributions, net of offering costs . . . . . . . . . . .       209,753,671    209,753,671 
   Cumulative net loss. . . . . . . . . . . . . . . . . . . . . . . .      (281,370,195)  (304,260,557)
   Cumulative cash distributions. . . . . . . . . . . . . . . . . . .        (9,221,174)    (9,221,174)
                                                                           ------------   ------------ 
                                                                            (80,837,698)  (103,728,060)
                                                                           ------------   ------------ 
       Total partners' deficits . . . . . . . . . . . . . . . . . . .       (87,679,513)  (112,421,185)
                                                                           ------------   ------------ 
       Total liabilities and partners' deficits . . . . . . . . . . .      $  4,798,296      4,849,917 
                                                                           ============   ============ 

<FN>
          The accompanying notes are an integral part of these consolidated financial statements.
</TABLE>


<PAGE>


<TABLE>
                                       ARVIDA/JMB PARTNERS, L.P.-II
                                          (A LIMITED PARTNERSHIP)
                                         AND CONSOLIDATED VENTURE

                                   CONSOLIDATED STATEMENTS OF OPERATIONS

                             THREE AND SIX MONTHS ENDED JUNE 30, 1997 AND 1996
                                                (UNAUDITED)
<CAPTION>
                                                     THREE MONTHS ENDED           SIX MONTHS ENDED      
                                                          JUNE 30                      JUNE 30          
                                                 --------------------------  -------------------------- 
                                                      1997          1996          1997          1996    
                                                  -----------    ----------   -----------    ---------- 
<S>                                              <C>            <C>          <C>            <C>         
Revenues:
  Housing . . . . . . . . . . . . . . . . . . .   $     --            --            --          140,810 
  Homesites . . . . . . . . . . . . . . . . . .        28,000       598,019        28,000     1,244,069 
  Land and property . . . . . . . . . . . . . .    31,215,000    20,060,819    31,215,000    20,060,819 
  Operating properties. . . . . . . . . . . . .       199,336     1,194,787       417,959     2,881,131 
  Brokerage and other operations. . . . . . . .         --          225,457         --          561,628 
                                                  -----------    ----------    ----------    ---------- 
          Total revenues. . . . . . . . . . . .    31,442,336    22,079,082    31,660,959    24,888,457 

Cost of revenues:
  Housing . . . . . . . . . . . . . . . . . . .         --          186,094         --          333,373 
  Homesites . . . . . . . . . . . . . . . . . .        22,427       505,439        22,427     1,063,976 
  Land and property . . . . . . . . . . . . . .    (1,143,523)   14,050,234    (1,143,523)   14,050,234 
  Operating properties. . . . . . . . . . . . .       122,586     1,280,352       230,974     2,559,036 
  Brokerage and other operations. . . . . . . .         --          241,530         --          534,794 
                                                  -----------    ----------    ----------    ---------- 
          Total cost of revenues. . . . . . . .      (998,510)   16,263,649      (890,122)   18,541,413 

Gross operating profit. . . . . . . . . . . . .    32,440,846     5,815,433    32,551,081     6,347,044 
Selling, general and administrative expenses. .      (375,614)     (857,187)     (571,340)   (1,339,962)
                                                  -----------    ----------    ----------    ---------- 
          Net operating income. . . . . . . . .    32,065,232     4,958,246    31,979,741     5,007,082 

Interest income . . . . . . . . . . . . . . . .         --            6,309        11,476        15,433 
Interest and real estate taxes. . . . . . . . .    (3,625,420)   (4,700,270)   (7,249,545)   (9,773,030)
                                                  -----------    ----------    ----------    ---------- 
          Net income (loss) . . . . . . . . . .   $28,439,812       264,285    24,741,672    (4,750,515)
                                                  ===========    ==========    ==========    ========== 
          Net income (loss) per 
            Limited Partnership 
            Interest. . . . . . . . . . . . . .   $    112.40          4.71         97.77        (10.90)
                                                  ===========    ==========    ==========    ========== 
<FN>
          The accompanying notes are an integral part of these consolidated financial statements.
</TABLE>


<PAGE>


<TABLE>
                                       ARVIDA/JMB PARTNERS, L.P.-II
                                          (A LIMITED PARTNERSHIP)
                                         AND CONSOLIDATED VENTURE

                                   CONSOLIDATED STATEMENT OF CASH FLOWS

                                  SIX MONTHS ENDED JUNE 30, 1997 AND 1996
                                                (UNAUDITED)
<CAPTION>
                                                                                1997            1996    
                                                                            ------------    ----------- 
<S>                                                                        <C>             <C>          
Net income (loss) . . . . . . . . . . . . . . . . . . . . . . . . . . . .   $ 24,741,672     (4,750,515)
Charges to net income (loss) not requiring cash:
  Amortization. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .       18,196         54,304 
  Provision for doubtful accounts . . . . . . . . . . . . . . . . . . . . .      (17,379)        32,735 
  Loss on disposition of property and equipment . . . . . . . . . . . . . .        2,789      1,765,143 
  Write-off of obligation related to Talega Property. . . . . . . . . . . .   (1,800,000)         --    
Changes in:
  Restricted cash . . . . . . . . . . . . . . . . . . . . . . . . . . . . .     (351,995)     1,341,307 
  Trade and other accounts receivable . . . . . . . . . . . . . . . . . . .       89,928        802,376 
  Real estate inventories:
    Additions to real estate inventories. . . . . . . . . . . . . . . . . .        --        (4,464,714)
    Cost of sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . .       17,915     15,180,693 
  Prepaid expenses and other assets . . . . . . . . . . . . . . . . . . . .      539,863        670,202 
  Accounts payable, accrued expenses and other liabilities. . . . . . . . .   (4,021,765)     8,885,873 
  Deposits and unearned income. . . . . . . . . . . . . . . . . . . . . . .        --          (835,232)
  Amounts due to affiliates . . . . . . . . . . . . . . . . . . . . . . . .        1,903        196,955 
                                                                            ------------    ----------- 
          Net cash provided by operating activities . . . . . . . . . . . .   19,221,127     18,879,127 
                                                                            ------------    ----------- 

Investing activities:
  Proceeds from disposal of property and equipment. . . . . . . . . . . . .        --         1,835,911 
  Acquisition of property and equipment . . . . . . . . . . . . . . . . . .      (78,226)         --    
                                                                            ------------    ----------- 
          Net cash provided by (used in) investing activities . . . . . . .      (78,226)     1,835,911 
                                                                            ------------    ----------- 

Financing activities:
  Payments of notes and mortgages payable . . . . . . . . . . . . . . . . .  (18,984,746)   (21,068,292)
  Proceeds from (repayments of) bank overdrafts . . . . . . . . . . . . . .       11,313       (550,666)
                                                                            ------------    ----------- 
          Net cash used in financing activities . . . . . . . . . . . . . .  (18,973,433)   (21,618,958)
                                                                            ------------    ----------- 


<PAGE>


                                       ARVIDA/JMB PARTNERS, L.P.-II
                                          (A LIMITED PARTNERSHIP)
                                         AND CONSOLIDATED VENTURE

                             CONSOLIDATED STATEMENT OF CASH FLOWS - CONTINUED



                                                                                1997            1996    
                                                                            ------------    ----------- 

Increase (decrease) in cash and cash equivalents. . . . . . . . . . . . . .      169,468       (903,920)

Cash and cash equivalents, beginning of year. . . . . . . . . . . . . . . .      181,623      1,387,313 
                                                                            ------------    ----------- 

Cash and cash equivalents, end of period. . . . . . . . . . . . . . . . . . $    351,091        483,393 
                                                                            ============    =========== 

Supplemental disclosure of cash flow information:
  Cash paid for mortgage and other 
    interest, net of amounts capitalized. . . . . . . . . . . . . . . . . . $      --             --    
                                                                            ============    =========== 

  Non-cash investing and financing activities . . . . . . . . . . . . . . . $      --             --    
                                                                            ============    =========== 






















<FN>
          The accompanying notes are an integral part of these consolidated financial statements.
</TABLE>


<PAGE>


                     ARVIDA/JMB PARTNERS, L.P.-II
                        (A LIMITED PARTNERSHIP)
                       AND CONSOLIDATED VENTURE

              NOTES TO CONSOLIDATED FINANCIAL STATEMENTS 

                        JUNE 30, 1997 AND 1996

                              (UNAUDITED)

     Readers of this quarterly report should refer to the Partnership's
audited financial statements for the fiscal year ended December 31, 1996,
which are included in the Partnership's 1996 Annual Report on Form 10-K
(File No. 0-19245) filed on March 31, 1997, as certain footnote disclosures
which would substantially duplicate those contained in such audited
financial statements have been omitted from this report.  Capitalized terms
used but not defined in this quarterly report have the same meanings as in
the Partnership's 1996 Annual Report.

GENERAL

     Capitalized Interest and Real Estate Taxes

     Due to the prohibitions on construction and development imposed on the
Partnership by its lender, no amounts of interest or real estate taxes
qualified for capitalization in 1996 and 1997.

     Interest of $4,410,150 and $5,657,189 was incurred for the six months
ended June 30, 1997 and 1996, respectively. Interest of $2,139,310 and
$2,742,832 was incurred for the three months ended June 30, 1997 and 1996,
respectively.  The Partnership has not made the required monthly interest
payments on its credit facility since September 1994.

     Real estate taxes of $2,839,395 and $4,115,841 were incurred for the
six months ended June 30, 1997 and 1996, respectively.  Real estate tax
payments of $11,287,186 and $517,359 were made during the six months ended
June 30, 1997 and 1996, respectively.  Real estate taxes of $1,486,110 and
$1,957,438 were incurred for the three months ended June 30, 1997 and 1996,
respectively.  Real estate tax payments of $11,287,186 and $67,616 were
made during the three months ended June 30, 1997 and 1996, respectively. 
The increase in real estate taxes paid during the three and six months
ended June 30, 1997 as compared to the same periods in 1996 is due to the
taxes paid in conjunction with the closing on the sale of the Talega
Property, as discussed below in Notes and mortgages payable (in default). 
The preceding analysis of real estate taxes does not include real estate
taxes incurred or paid with respect to the Partnership's club facilities
(sold in June 1996) and other operating properties as these taxes are
included in cost of revenues for operating properties.

     Property and Equipment and Other Assets

     No depreciation expense was incurred for the three and six month
periods ended June 30, 1997 and 1996.  Reference is made to the "Impact of
Recently Issued Accounting Standards" note for a discussion of the
Partnership's implementation of the Financial Accounting Standards Board's
Statement No. 121 ("FASB No. 121").  Amortization of other assets of
$18,196 and $54,304 was incurred for the six months ended June 30, 1997 and
1996, respectively.  Amortization of other assets of $8,513 and $23,447 was
incurred for the three months ended June 30, 1997 and 1996, respectively.

CASH, CASH EQUIVALENTS AND RESTRICTED CASH

     Restricted cash at June 30, 1997 and December 31, 1996 consists
primarily of the amount remaining from the original $3 million which was
deposited into a restricted collateral account in March 1995 pursuant to an
agreement between the Partnership and its lender.  Subject to the approval


<PAGE>


of the Partnership's lender, cash in the restricted collateral account is
utilized to fund the Partnership's expenses.  Additional amounts were
deposited into the restricted collateral account pursuant to the sale of
the Partnership's remaining land, cable operation and country club in the
Heathrow community in 1996, and the sale of the Talega Property in May
1997.


NOTES AND MORTGAGES PAYABLE (IN DEFAULT)

     The Partnership's credit facilities consist of a $52.5 million term
loan, a $67.5 million term loan, a revolving line of credit of
approximately $14.3 million and letters of credit securing performance
obligations of the Partnership.  At June 30, 1997, approximately $10.4
million, $38.0 million and $11.5 million was outstanding under the $52.5
million term loan, the $67.5 million term loan and the revolving line of
credit facility, respectively.

     For the six month period ended June 30, 1997, the effective interest
rate for the combined term loans and the revolving line of credit  facility
was approximately 12.7% per annum.  The Partnership has not made the
required interest payments on its credit facilities since September 1994. 
The amount of interest which remains payable at June 30, 1997 totals
approximately $21.2 million.

     In March 1995, the Partnership and its lender entered into Forbearance
Agreements pursuant to which, among other things, the Partnership proposed
a plan for the orderly disposition of its remaining assets.  The
Forbearance Agreements were amended in October 1995 and again in September
1996 to provide for, among other things, extensions of the time frame for
the orderly disposition of the Partnership's assets.  In conjunction with
the September 1996 amendment, the Partnership's lender agreed to forgive,
waive and cancel a portion of the unpaid interest on the Partnership's
credit facilities in the aggregate amount of $20 million, of which $2
million was allocated to interest on the revolving line of credit and $18
million was allocated to interest on one of the term loans.  The
Partnership and its lender amended the March 1995 Forbearance Agreements to
include, among other things, an extension of the existing plan whereby the
Partnership would sell its remaining assets by no later than June 30, 1997.

The amendment also provides for the forgiveness, by the Partnership's
lender, of any remaining outstanding principal balance and accrued interest
on the Partnership's credit facilities, upon the satisfaction of certain
specified conditions including, among other things, the sale of the
Partnership's remaining real estate assets at specified minimum prices, the
payment of the net proceeds from such sales to the Partnership's lender,
and the assignment of any other net assets of the Partnership to the
lender.  Such forgiveness of principal and interest would result in an
extraordinary gain for financial reporting purposes.  The Partnership and
its lender are currently negotiating the terms of a further extension of
the March 1995 Forbearance Agreements.

     On May 30, 1997, the Partnership closed on the sale of its Talega
Property to an unaffiliated third party for $31.1 million.  The terms of
the sale were generally in accordance with the agreement made in October
1996 with certain modifications.  In conjunction with the sale of the
Talega Property, the Partnership paid all current and delinquent property
taxes (including penalties and interest thereon).  In addition, the
Partnership reached an agreement with the Santa Margarita Water District
(the "District") resulting in an agreed upon amount due with respect to the
Partnership's tax exempt bond financing.  This amount was paid at closing,
at which time the Partnership received a full and unconditional release
from the District.  In addition, all contractual obligations of the
Partnership with respect to the Talega Property were assumed by the buyer. 
The net proceeds from the sale, after prorations and closing costs, totaled
approximately $19.1 million.  Of this amount, approximately $18.8 million
was applied against the outstanding principal balance on the Partnership's
term loans, and $0.3 million was deposited to fund the Partnership's
expenses.  As previously reported, the Partnership had reduced its basis in


<PAGE>


the Talega Property for financial reporting purposes to zero through loss
provisions.  Therefore, the sale of the Talega Property resulted in a gain
of approximately $32.2 million for financial reporting purposes.  The gain
exceeds the gross sale price due to the write-off of an obligation related
to the Talega Property for which the Partnership is no longer liable.  The
write-off of this obligation is the cause for the credit balance in Land
and property cost of sales on the accompanying consolidated statements of
operations for the three and six month periods ended June 30, 1997.  This
closing is the primary cause for the decrease in Notes and mortgages
payable (in default) and Accrued expenses and other liabilities on the
accompanying consolidated balance sheets at June 30, 1997 as compared to
December 31, 1996.

     Proceeds from the sales of the Partnership's assets and other
collateral securing the credit facilities, net of brokerage commissions and
certain other customary selling expenses, are delivered to the lender to be
applied against the outstanding principal balances on the term loans. 
Through June 30, 1997, the Partnership has remitted proceeds totaling
approximately $59.2 million from sales made after becoming subject to this
requirement in September 1994.

     On July 15, 1997, the Partnership closed on the sale of its retail
shopping plaza at the Heathrow community to an unaffiliated third party for
$5.1 million.  The net proceeds from the sale, after prorations and closing
costs, totaled approximately $5.0 million.  Of this amount, $4.9 million
was applied against the outstanding principal balance on the Partnership's
term loans, and $0.1 million was deposited to fund the Partnership's
expenses.

     Although there can be no assurance, the Partnership is working to
dispose of the two remaining lots in Eagle Watch during 1997.  It is
expected that any proceeds from the sale or other disposition of these
lots, in excess of the costs of sale and general and administrative
expenses attributable thereto, will be paid to the lender or other
creditors of the Partnership.  In addition, the Partnership is currently
involved in certain litigation, as discussed in Part II. Item 1. Legal
Proceedings in this report, to which reference is hereby made.  Upon
completion of the sale of the Partnership's remaining assets, the
Partnership expects to terminate.  However, the termination of the
Partnership could be delayed until resolution (or other acceptable
treatment) of the pending litigation.  The Holders of Interests should not
expect to receive any future distributions from the Partnership.

TRANSACTIONS WITH AFFILIATES

     The General Partner of the Partnership or its affiliates may be
reimbursed for their direct expenses or out-of-pocket expenses relating to
the administration of the Partnership and its assets.  For the six months
ended June 30, 1997, there were no reimbursements due the General Partner
of the Partnership or its affiliates for such direct or out-of-pocket
expenditures.  The total of such reimbursements for the six months ended
June 30, 1996 was approximately $3,400, all of which has been paid.

     In addition, the General Partner and its affiliates are entitled to
reimbursements for salaries and salary-related costs relating to the
administration of the Partnership and the operation of the Partnership's
Properties.  Such costs were approximately $8,300 for the six months ended
June 30, 1997, all which was paid as of June 30, 1997.  The total of such
costs for the six months ended June 30, 1996 was approximately $17,300, all
of which has been paid.



<PAGE>


     The Partnership also receives reimbursements from, or reimburses,
affiliates of the General Partner for certain general and administrative
costs including, and without limitation, salary and salary-related costs. 
The Partnership was entitled to receive from one of its affiliates
approximately $0 and $11,700 for the six month periods ended June 30, 1997
and 1996, respectively, for costs incurred by the Partnership on behalf of
the affiliate, none of which was outstanding at June 30, 1997.

     Prior to June 1996, the Partnership and Arvida/JMB Partners, L.P. (a
publicly-held limited partnership affiliated with the General Partner,
"Arvida/JMB-I") each employed project-related and administrative personnel
who performed services on behalf of both partnerships.  In addition,
certain out-of-pocket expenditures related to such services and other
general and administrative expenditures were incurred and charged to each
partnership as appropriate.  The Partnership reimbursed or received
reimbursements from Arvida/JMB-I for such costs (including salary and
salary-related costs).  Subsequent to June 1996, the Partnership no longer
employed any project-related or administrative personnel and incurred no
costs on behalf of Arvida/JMB-I.  For the six month period ended June 30,
1997, the Partnership was obligated to reimburse Arvida/JMB-I approximately
$56,000.  At June 30, 1997, approximately $20,500 was unpaid, all of which
was paid as of August 8, 1997.  The Partnership was not entitled to any
reimbursement from Arvida/JMB-I for the six month period ended June 30,
1997.  For the six months ended June 30, 1996, the Partnership was
obligated to reimburse Arvida/JMB-I approximately $1,178,900 and the
Partnership was entitled to receive reimbursements from Arvida/JMB-I of
approximately $113,700.  At June 30, 1997, approximately $1,800 remains
outstanding from the prior year, none of which was paid as of August 8,
1997.

     Arvida Company ("Arvida"), pursuant to an agreement with the
Partnership, provides development, construction, management and other
personnel and services to the Partnership for all of its projects and
operations.  Pursuant to such agreement, the Partnership reimburses Arvida
for all of its salary and salary-related costs incurred in connection with
work performed on behalf of the Partnership.  The total of such costs for
the six month periods ended June 30, 1997 and 1996 were approximately
$21,600 and $157,000, respectively.  At June 30, 1997, approximately $3,500
was unpaid, all of which was paid as of August 8, 1997.

     Pursuant to a requirement under the Partnership's credit facilities, a
portion of the reimbursements paid to Arvida and Arvida/JMB-I as well as
portions of the Partnership's insurance and loan refinancing costs incurred
in 1992 and 1993, have been funded on the Partnership's behalf by advances
from the General Partner.  Such advances, which do not bear interest,
totaled approximately $4,609,400 at June 30, 1997.  The repayment of such
advances is subordinated to the receipt by the Holders of Interests of
certain levels of return, and therefore is not expected to be made.  In
addition, the Partnership was entitled to receive approximately $12,900
from an affiliate of the General Partner for salary and salary-related
costs incurred by the Partnership on behalf of such affiliate of the
General Partner, all of which was outstanding at June 30, 1997 and none of
which was paid as of August 8, 1997.

     Prior to the sale during June 1996 of the remaining land within the
Heathrow Community, the Partnership incurred certain general and
administrative expenses, including insurance premiums, which were paid by
the Partnership on behalf of its affiliated homeowners associations.  The
Partnership receives reimbursements from the affiliates for such costs. 
For the six months ended June 30, 1996, the Partnership was entitled to
receive approximately $5,200 from such affiliates, all of which was
received.  The Partnership was entitled to receive approximately $400 for
the six month period ended June 30, 1997.  At June 30, 1997, approximately
$1,000 was outstanding, which includes amounts owed from the prior year.  

     Prior to the sale during June 1996 of the remaining land within the
Heathrow Community, Arvida provided development management services to the
Heathrow joint venture.  The payment of the management fees in connection


<PAGE>


with these services has been deferred.  The cumulative amount of such
deferred management fees as of June 30, 1997 was approximately $3,005,200.
Such deferred fees do not bear interest and remain payable.  The ultimate
payment of these management fees is not expected to be made as it is
subordinated to certain levels of return to the Holders of Interests.

     In accordance with the Partnership Agreement, the General Partner and
Associate Limited Partner have deferred a portion of their distributions of
net cash flow from the Partnership totalling approximately $247,000.  This
amount, which does not bear interest, is not expected to be paid.

COMMITMENTS AND CONTINGENCIES

     As security for performance of certain development obligations,
including the Partnership's obligations with respect to the Santa Margarita
Water District, the Partnership is contingently liable under standby
letters of credit and bonds at June 30, 1997 for approximately $2,491,000
and $558,000, respectively.  In connection with the sale of the Talega
Property, the purchaser has agreed to indemnify the Partnership against any
losses in connection with these standby letters of credit and bonds.

     The Partnership has been named a defendant in a lawsuit filed in the
Circuit Court in and for the Eighteenth Judicial Circuit, Seminole County,
Florida entitled Land Investment I, Ltd., Heathrow Land & Development
Corporation, Heathrow Shopping Center Associates, and Paulucci Investments
v. Arvida/JMB Managers-II, Inc., Arvida/JMB Partners, L.P.-II, Arvida
Company and JMB Realty Corporation.  The complaint, as amended, includes
counts for breach of the management agreement, fraud in the inducement and
conspiracy to commit fraud in the inducement, breach of the partnership
agreement and constructive trust in connection with the purchase and
management of the Heathrow development.  Plaintiffs seek, among other
things, unspecified compensatory damages, punitive damages, attorneys fees,
costs, and such other relief as the Court deems appropriate.  The
Partnership believes that the lawsuit is without merit and intends to
vigorously defend itself in this matter.

     The Partnership has been advised by Merrill Lynch, Pierce, Fenner &
Smith, Incorporated ("Merrill Lynch") that various investors of the
Partnership have sought to compel Merrill Lynch to arbitrate claims brought
by certain investors of the Partnership, and has been named as a respondent
in various arbitrations, representing approximately 11% of the total
Interests outstanding.  These claimants have sought and are seeking to
arbitrate claims involving unspecified damages based on Merrill Lynch's
alleged violations of applicable state and/or federal securities laws and
alleged violations of the rules of the National Association of Securities
Dealers, Inc., together with pendent state law claims.  The Partnership
believes that Merrill Lynch has resolved some of these claims through
litigation and otherwise, and that Merrill Lynch is defending other claims.

Merrill Lynch has asked the Partnership and its General Partner to confirm
an obligation of the Partnership and its General Partner to indemnify
Merrill Lynch in these claims against all loss, liability, claim, damage
and expense, including without limitation attorney's fees and expenses,
under the terms of a certain Agency Agreement dated October 23, 1989
("Agency Agreement") with the Partnership relating to the sale of Interests
through Merrill Lynch on behalf of the Partnership.  The Agency Agreement
generally provides that the Partnership and its General Partner shall
indemnify Merrill Lynch against losses occasioned by an actual or alleged
misstatement or omission of material facts in the Partnership's offering
material used in connection with the sale of Interests and suffered by
Merrill Lynch in performing its duties under the Agency Agreement, under
certain specified conditions.  The Agency Agreement also generally
provides, under certain conditions, that Merrill Lynch shall indemnify the
Partnership and its General Partner for losses suffered by the Partnership
and occasioned by certain specified conduct by Merrill Lynch in the course
of Merrill Lynch's solicitation of subscriptions for, and sale of,
Interests.  The Partnership is unable to determine the ultimate investment
of investors who have filed arbitration claims as to which Merrill Lynch
might seek indemnification in the future.  At this time, and based upon the
information presently available about the arbitration statements of claims


<PAGE>


filed by some of these investors, the Partnership and its General Partner
believe that they have meritorious defenses to demands for indemnification
made by Merrill Lynch and intend to vigorously pursue such defenses. 
Although there can be no assurance regarding the outcome of the claims for
indemnification, at this time, based on information presently available
about such arbitration statements of claims, the Partnership and its
General Partner do not believe that the demands for indemnification by
Merrill Lynch will have a material adverse effect on the financial
condition of the Partnership.

     In addition, the Partnership could potentially be liable for certain
amounts incidental to other matters, the amount of which could be
substantial.

TAX-EXEMPT BOND FINANCING

     In connection with the development of the Talega Property (which was
suspended during 1990), the Partnership had utilized bond financing to
construct certain on-site and off-site water and sewer infrastructure
improvements which the Partnership would have otherwise been obligated to
finance and construct as a condition to obtaining certain approvals for the
project.  The principal amount of bonds issued was $62 million, and all of
the proceeds from the offering have been utilized.  In conjunction with the
sale of the Talega Property, the Partnership reached an agreement with the
District resulting in an agreed upon amount due with respect to the
Partnership's tax exempt bond financing.  This amount was paid at closing,
at which time the Partnership received a full and unconditional release
from the District.

IMPACT OF RECENTLY ISSUED ACCOUNTING STANDARDS

     The Partnership adopted FASB No. 121, "Accounting for the Impairment
of Long-Lived Assets and for Long-Lived Assets to Be Disposed Of",
effective January 1, 1996.  In accordance with FASB No. 121, the
Partnership discontinued recording depreciation as all of its assets are
held for disposal.  In addition, in conjunction with the application of
this statement, the Partnership reversed the depreciation expense
previously recorded in 1996 during the fourth quarter of 1996.  The
Partnership requires no impairment losses or other adjustments to be
recorded as of June 30, 1997 as a result of the application of this
statement.  Operating results for properties held for sale or disposition
are reflected as operating properties revenues and cost of revenues on the
accompanying consolidated statements of operations for the three and six
month periods ended June 30, 1997 and 1996.

     During the second quarter of 1997, Statements of Financial Accounting
Standards No. 128 ("Earnings per Share") and No. 129 ("Disclosure of
Information about Capital Structure") were issued.  As the Partnership's
capital structure consists of only general and limited partnership
interests, the Partnership does not expect any significant impact on its
consolidated financial statements upon adoption of these standards when
required at the end of 1997.


ADJUSTMENTS

     In the opinion of the General Partner, all adjustments (consisting of
normal recurring adjustments) necessary for a fair presentation have been
made to the accompanying consolidated financial statements as of June 30,
1997 and December 31, 1996 and for the three and six month periods ended
June 30, 1997 and 1996.




<PAGE>


PART I.  FINANCIAL INFORMATION

     ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF
              FINANCIAL CONDITION AND RESULTS OF OPERATIONS

     Reference is made to the notes to the accompanying consolidated
financial statements ("Notes") contained in this report for additional
information concerning certain of the Partnership's investments.

     At June 30, 1997 and December 31, 1996, the Partnership had
unrestricted cash and cash equivalents of approximately $351,000 and
$181,600, respectively.  Bank overdrafts representing checks in transit of
approximately $21,500 and $10,200 at June 30, 1997 and December 31, 1996,
respectively, were repaid from cash on hand in July 1997 and January 1997,
respectively.  Remaining cash and cash equivalents were available for
working capital requirements.  The Partnership had suspended cash
distributions to its Partners in late 1990 due to, among other things,
deteriorating market conditions.  The Partnership has been unable to
reinstate distributions due to its financial condition and the operations
of its Properties, which are also discussed more fully below.  In addition,
the Partnership is currently in default of the terms of its credit
facilities.  The source of the Partnership's liquidity is dependent upon
its lender continuing to forbear from exercising its remedies under the
Partnership's credit facility agreements and permitting the Partnership to
use funds in a restricted cash collateral account and certain sales
proceeds to finance the Partnership's limited operations, as more fully
discussed in Part II - Item 3. (Defaults upon Senior Securities).

     In March 1995, the Partnership and its lender entered into Forbearance
Agreements pursuant to which, among other things, the Partnership proposed
a plan for the orderly disposition of its remaining assets.  The
Forbearance Agreements were amended in October 1995 and again in September
1996 to provide for, among other things, extensions of the time frame for
the orderly disposition of the Partnership's assets.  In conjunction with
the September 1996 amendment, the Partnership's lender agreed to forgive,
waive and cancel a portion of the unpaid interest on the Partnership's
credit facilities in the aggregate amount of $20 million, of which $2
million was allocated to interest on the revolving line of credit and $18
million was allocated to interest on one of the term loans.  The
Partnership and its lender amended the March 1995 Forbearance Agreements to
include, among other things, an extension of the existing plan whereby the
Partnership would sell its remaining assets by no later than June 30, 1997.

The amendment also provides for the forgiveness, by the Partnership's
lender, of any remaining outstanding principal balance and accrued interest
on the Partnership's credit facilities, upon the satisfaction of certain
specified conditions including, among other things, the sale of the
Partnership's remaining real estate assets at specified minimum prices, the
payment of the net proceeds from such sales to the Partnership's lender,
and the assignment of any other net assets of the Partnership to the
lender.  Such forgiveness of principal and interest would result in an
extraordinary gain for financial reporting purposes.  The Partnership and
its lender are currently negotiating the terms of a further extension of
the March 1995 Forbearance Agreements.

     During June 1996, the Heathrow joint venture, in which the Partnership
is the managing general partner, closed on the sale of the remaining land,
the country club and certain related assets within the Partnership's
Heathrow Community.  This sale is the cause for various significant changes
on the accompanying consolidated statements of operations for the three and
six month periods ended June 30, 1997 as compared to the same periods in
1996.



<PAGE>


     On May 30, 1997, the Partnership closed on the sale of its Talega
Property to an unaffiliated third party for $31.1 million.  The terms of
the sale were generally in accordance with the agreement made in October
1996 with certain modifications.  In conjunction with the sale of the
Talega Property, the Partnership paid all current and delinquent property
taxes (including penalties and interest thereon).  In addition, the
Partnership reached an agreement with the Santa Margarita Water District
(the "District") resulting in an agreed upon amount due with respect to the
Partnership's tax exempt bond financing.  This amount was paid at closing,
at which time the Partnership received a full and unconditional release
from the District.  In addition, all contractual obligations of the
Partnership with respect to the Talega Property were assumed by the buyer. 
The net proceeds from the sale, after prorations and closing costs, totaled
approximately $19.1 million.  Of this amount, approximately $18.8 million
was applied against the outstanding principal balance on the Partnership's
term loans, and $0.3 million was deposited to fund the Partnership's
expenses.  This closing is the primary cause for the decrease in Notes and
mortgages payable (in default) and Accrued expenses and other liabilities
on the accompanying consolidated balance sheets at June 30, 1997 as
compared to December 31, 1996.

     On July 15, 1997, the Partnership closed on the sale of its retail
shopping plaza at the Heathrow community to an unaffiliated third party for
$5.1 million.  The net proceeds from the sale, after prorations and closing
costs, totaled approximately $5.0 million.  Of this amount, $4.9 million
was applied against the outstanding principal balance on the Partnership's
term loans, and $0.1 million was deposited to fund the Partnership's
expenses.

     Although there can be no assurance, the Partnership is working to
dispose of the two remaining lots in Eagle Watch during 1997.  It is
expected that any proceeds from the sale or other disposition of these
lots, in excess of the costs of sale and general and administrative
expenses attributable thereto, will be paid to the lender or other
creditors of the Partnership.  In addition, the Partnership is currently
involved in certain litigation, as discussed in Part II. Item 1. Legal
Proceedings in this report, to which reference is hereby made.  Upon
completion of the sale of the Partnership's remaining assets, the
Partnership expects to terminate.  However, termination of the Partnership
could be delayed until resolution (or other acceptable treatment) of the
pending litigation.  Holders of Interests should not expect to receive any
future distributions from the Partnership.


RESULTS OF OPERATIONS

     The results of operations for the three and six months ended June 30,
1997 and June 30, 1996 reflect the reduced activity of the Partnership due
to its financial condition and the prohibition placed on the Partnership by
its lender regarding the construction of new homes and the development of
homesites within Heathrow.

     The significant decrease in homesite, operating properties, and
brokerage and other operations revenues and cost of revenues generated by
the Partnership for the three and six month periods ended June 30, 1997 as
compared to the same periods in 1996 is due to the sale in June 1996 of the
Partnership's remaining land, cable operations and country club in its
Heathrow community.  Operating revenues and cost of revenues for the three
and six month periods ended June 30, 1997 are attributable to the
operations of the retail shopping plaza in the Heathrow community.

     Homesite revenues and cost of revenues for the three and six months
ended June 30, 1997 resulted from the closing of one of the lots in the
Eagle Watch Community.  The Partnership is currently working to dispose of
the two remaining lots in Eagle Watch during 1997.


<PAGE>


     Land and property revenues and cost of revenues for 1997 and 1996
reflect the sales of the Talega Property and the remaining land, cable
operations and country club in the Heathrow community, respectively.  As
previously reported, the Partnership had reduced its basis in the Talega
Property for financial reporting purposes to zero through loss provisions. 
Therefore, the sale of the Property resulted in a gain of approximately
$32.2 million for financial reporting purposes.  The gain exceeds the gross
sale price of $31.1 million due to the write-off of an obligation related
to the Property for which the Partnership is no longer liable.  The write-
off of this obligation is the cause for the credit balance in Land and
property cost of sales on the accompanying consolidated statements of
operations for the three and six month periods ended June 30, 1997.  Land
and property revenues for the three and six months ended June 30, 1997 also
include proceeds of approximately $0.1 million from the closing on the
sales center used in the Partnership's Wesmere community prior to the sale
of the remaining land in that community in November 1995.

     Selling, general and administrative expenses decreased during the
three and six month periods ended June 30, 1997 as compared to the same
periods in 1996 due to the limited activities of the Partnership.

     Interest and real estate taxes declined due to a reduction in the debt
outstanding during the three and six month periods ended June 30, 1997 as
compared to the same periods in 1996.  In addition, real estate taxes
declined due to the Heathrow sale discussed above, as well as a decline in
the taxes attributable to the Partnership's Talega Property as a result of
the sale of that Property in May 1997.



PART II. OTHER INFORMATION

     ITEM 1.  LEGAL PROCEEDINGS

     The Partnership has been named a defendant in a lawsuit filed in the
Circuit Court in and for the Eighteenth Judicial Circuit, Seminole County,
Florida entitled Land Investment I, Ltd., Heathrow Land & Development
Corporation, Heathrow Shopping Center Associates, and Paulucci Investments
v. Arvida/JMB Managers-II, Inc., Arvida/JMB Partners, L.P.-II, Arvida
Company and JMB Realty Corporation.  The complaint, as amended, includes
counts for breach of the management agreement, fraud in the inducement and
conspiracy to commit fraud in the inducement, breach of the partnership
agreement and constructive trust in connection with the purchase and
management of the Heathrow development.  Plaintiffs seek, among other
things, unspecified compensatory damages, punitive damages, attorneys fees,
costs, and such other relief as the Court deems appropriate.  The
Partnership believes that the lawsuit is without merit and intends to
vigorously defend itself in this matter.

     The Partnership is not subject to any other material pending legal
proceedings, other than ordinary litigation incidental to the business of
the Partnership.  However, reference is made to Notes for a discussion of
certain claims asserted by Merrill Lynch for indemnification by the
Partnership and the General Partner in connection with claims for
arbitration filed by certain investors in the Partnership.


<PAGE>


     ITEM 3.  DEFAULTS UPON SENIOR SECURITIES

     The Partnership's $67.5 million term loan had a certain loan-to-value
covenant relative to the Partnership's Talega Property.  Based upon an
independent appraisal of Talega which was prepared on behalf of the
Partnership's lender, the Partnership has not been in compliance with this
covenant.  On March 4, 1994, pursuant to the terms of this loan-to-value
covenant, the Partnership received a notice of default from its lender. 
The Partnership was required to make a term loan  payment, including
accrued interest, of approximately $59 million in order to cure this
default.  The Partnership did not have the funds to make such payment.  In
addition, the Partnership's credit facilities matured on December 30, 1994.

However, the Partnership did not have the funds to pay off the balances
outstanding under the credit facilities.  The Partnership has not made the
required interest payments on its credit facilities since September 1994. 
The aggregate amount outstanding, including principal and all accrued and
unpaid interest, on the Partnership's term loans and revolving line of
credit at June 30, 1997 is approximately $59.9 million.  In addition, as of
June 30, 1997, the Partnership is liable under standby letters of credit
for approximately $2,491,000.  In connection with the sale of the Talega
Property, the purchaser has agreed to indemnify the Partnership against any
losses in connection with these standby letters of credit.  To date, the
Partnership's lender has not pursued all of its remedies under the credit
facility agreements relative to these defaults, which could include, among
other things, the lender realizing upon its security interest in the
Partnership's Properties.  In March 1995, the Partnership and its lender
entered into Forbearance Agreements which were subsequently modified on
October 31, 1995 and September 24, 1996.  Upon the execution of the
September 24, 1996 amended agreements, the Partnership's lender agreed to
forgive, waive and cancel a portion of the unpaid interest on the
Partnership's credit facilities in the aggregate amount of $20 million, of
which $2 million was allocated to interest on the revolving line of credit
and $18 million was allocated to interest on one of the term loans.  The
Partnership and its lender amended the March 1995 Forbearance Agreements to
include, among other things, an extension of the existing plan whereby the
Partnership would sell its remaining assets by no later than June 30, 1997.
The Partnership and its lender are currently negotiating the terms of a
further extension of the March 1995 Forbearance Agreements.  The
Partnership closed on the sale of its Talega Property in May 1997.  The net
proceeds from the sale, after prorations and closing costs, totaled
approximately $19.1 million, of which approximately $18.8 million was
applied against the outstanding principal balance on the Partnership's term
loans and $0.3 million was deposited to fund the Partnership's expenses. 
In July 1997, the Partnership closed on the sale of its retail shopping
plaza in the Heathrow community.  The net proceeds from this sale, after
prorations and closing costs, totaled approximately $5.0 million, of which
approximately $4.9 million was applied against the outstanding principal
balance on the Partnership's term loans and $0.1 million was deposited to
fund the Partnership's expenses.  It is expected that any proceeds from the
sale or other disposition of the two remaining lots in the Partnership's
Eagle Watch community, in excess of the costs and general and
administrative expenses attributable thereto, will be paid to the lender or
other creditors of the Partnership.  Reference is made to Part I. Financial
Information and Item 2. Management's Discussion and Analysis of Financial
Condition and Results of Operations for a further discussion of the
Partnership's liquidity and capital resources.



<PAGE>


     ITEM 6.  EXHIBITS AND REPORTS ON FORM 8-K

  (a)      Exhibits

    3.     Amended and Restated Agreement of Limited Partnership
incorporated herein by reference.*

    4.1.   Assignment Agreement by and among the Partnership, the General
Partner, the Initial Limited Partner and the Holders of Interests
incorporated herein by reference.*

    4.2.   Amended and Restated Credit Agreement dated June 23, 1992
between Arvida/JMB Partners, L.P.-II and Continental Bank N.A. and Bank of
America National Trust and Savings Association is incorporated herein by
reference.**

    4.3.   Various mortgages and other security interests dated April 30,
1992 related to Arvida/JMB Partners, L.P.-II's Heathrow, Talega, Wesmere,
Wycliffe, Eagle Watch, Burnt Hickory Lakes, Rock Creek and SouthRidge Lakes
properties which secure loans under the Amended and Restated Credit
Agreement referred to in Exhibit 4.2 are incorporated herein by
reference.**

    4.4.   Revolving Loan and Letter of Credit Facility Credit Agreement
dated June 23, 1992 between Arvida/JMB Partners, L.P.-II and Continental
Bank N.A. and Bank of America National Trust and Savings Association is
incorporated herein by reference.**

    4.5.   Various mortgages and other security interests dated June 23,
1992 related to Arvida/JMB Partners, L.P.-II's Heathrow, Talega, Wesmere,
Wycliffe, Eagle Watch, Burnt Hickory Lakes, Rock Creek and SouthRidge Lakes
properties which secure loans under the Revolving Loan and Letter of Credit
Facility Credit Agreement referred to in Exhibit 4.4 are incorporated
herein by reference.**

    4.6.   Interim Bank Letter Agreement dated March 25, 1992 between
Arvida/JMB Partners, L.P.-II and Continental Bank N.A., Bank of America
National Trust and Savings Association, and Unibank is incorporated herein
by reference.**

    4.7.   Promissory Note effective July 1, 1992 between Arvida/JMB
Partners, L.P.-II and Arvida/JMB Managers-II, Inc. is herein incorporated
by reference. ****

    4.8.   Forbearance and Modification Agreement (Credit Agreement)
dated March 21, 1995 by and among Arvida/JMB Partners, L.P.-II, Heathrow
Development Associates, Ltd., Eagle Watch Partners, Bank of America
Illinois and Bank of America National Trust and Savings Association is
incorporated herein by reference. *****

    4.9.   Forbearance and Modification Agreement (Amended and Restated
Credit Agreement) dated March 21, 1995 by and among Arvida/JMB Partners,
L.P.-II, Heathrow Development Associates, Ltd., Eagle Watch Partners, Bank
of America Illinois and Bank of America National Trust and Savings
Association is incorporated herein by reference. *****

    4.10.  Letter dated September 20, 1994 from the Partnership to Bank
of America regarding the Partnership's acknowledgement that all proceeds
from the sale of Collateral shall be delivered immediately to Co-Lenders is
herein incorporated by reference to Exhibit 4.9 to the Partnership's Report
on Form 10-Q (File No. 0-19245) filed on  November 11, 1994.



<PAGE>


    4.11.  Letter Agreement dated October 31, 1995 supplementing
Forbearance Agreements with Lenders is herein incorporated by
reference.******

    4.12.  Amendment of Forbearance and Modification Agreement dated
September 24, 1996 is herein incorporated by reference to the Partnership's
Report for September 30, 1996 on Form 10-Q (File No. 0-19245) dated
November 9, 1996.

    4.13.  Amendment of Forbearance and Modification Agreement dated May
13, 1997 is filed herewith.

    4.14.  Letter of Credit Reimbursement Agreement among Bank of
American National Trust and Savings Association, Bank of America Illinois
and Arvida/JMB Partners, L.P.-II dated May 30, 1997 is filed herewith.

    4.15.  Indemnification Agreement dated May 30, 1997 between
Arvida/JMB Partners, L.P.-II and Catellus Residential Group, Standard
Pacific of Orange County, Inc. and Starwood Opportunity Fund IV, L.P. is
filed herewith.

    10.1.  Management, Advisory and Supervisory Agreement between the
Partnership and Arvida Company is herein incorporated by reference.**

    10.2.  First Amended and Restated Limited Partnership Agreement of
Heathrow Development Associates, Ltd. and Assignment of Partnership
Interests dated January 17, 1990 are herein incorporated by reference.**

    10.3.  Amended and Restated Heathrow Management Agreement dated
January 17, 1990 is herein incorporated by reference.**

    10.4.  Eagle Watch Partners General Partnership Agreement dated
December 27, 1989 is herein incorporated by reference.**

    10.5.  Letter of Credit Agreement dated July 27, 1990 between
Arvida/JMB Partners, L.P.-II and Santa Margarita Water District regarding
collateral for Tax-Exempt Bond Financing is herein incorporated by
reference.**

    10.6.  Agreement for the Payment of the Diemer Intertie Sublease
Payments, Principal and Interest of Bonds of Improvement District No. 7 and
Annual Budget Deficits Between Arvida/JMB Partners, L.P.-II and Santa
Margarita Water District dated January 15, 1990 is herein incorporated by
reference.*

    10.7.  Stipulation and Settlement dated October 19, 1993 and Final
Judgement and Order dated March 31, 1994 pertaining to the class action
lawsuit is incorporated herein by reference.****

    10.8.  Agreement for Purchase and Sale dated August 14, 1995 by and
between Arvida/JMB Partners, L.P.-II and Heritage Development South, Inc.
for the sale of certain real property within the Wesmere Community is
incorporated herein by reference.******

    10.9.  Agreement for Sale and Purchase of Real Property dated March
22, 1996 among Heathrow Development Associates, Ltd., Heathrow Cable
Limited Partnership and Associates and Country Club, L.P. and 4/46A
Corporation for the sale of the remaining land and certain related assets
within the Heathrow Community is incorporated herein by reference to
Exhibit 10.15 to the Partnership's report for March 31, 1996 on Form 10-Q
(File No. 0-19245) filed with the Securities and Exchange Commission dated
May 10, 1996.



<PAGE>


    10.10  Agreement for Sale and Purchase of Real Property dated May 27,
1997 by and between Heathrow Development Associates, Ltd. and Roliho, Inc.
for the sale of the retail shopping plaza at the Heathrow community is
incorporated by reference to the Exhibit 2.1 to the Partnership's report on
Form 8-K (File No. 0-19245) dated July 15, 1997 filed with the Securities
and Exchange Commission.

    10.11  Agreement for Sale and Purchase of Real Property dated October
25, 1996 by and between Arvida/JMB Partners, L.P.-II and Starwood/Talega
Associates, L.L.C. for the sale of certain real property within the Talega
Property is incorporated by reference to Exhibit 10.16 to the Partnership's
report for September 30, 1996 on Form 10-Q (File No. 0-19245) filed with
the Securities and Exchange Commission dated November 8, 1996.

    10.12  Amendment dated March 18, 1997 to Agreement for Purchase and
Sale of Real Property by and between Arvida/JMB Partners, L.P.-II and
Starwood/Talega Associates, L.L.C. for the sale of certain real property
within the Talega Property is incorporated by reference to Exhibit 10.9 to
the Partnership's report for December 31, 1996 on Form 10-K (File No. 0-
19245) filed with the Securities and Exchange Commission dated March 21,
1997.

    10.13  Amendment dated December 9, 1996 to Agreement for Purchase and
Sale of Real Property and Escrow Instructions by and between Arvida/JMB
Partners, L.P.-II and Starwood/Talega Associates, L.L.C. for the sale of
certain real property within the Talega Property is incorporated by
reference to Exhibit 2.3 to the Partnership's report on Form 8-K (File No.
0-19245) dated June 16, 1997 filed with the Securities and Exchange
Commission.

    10.14  Amendment dated May 20, 1997 to Agreement for Purchase and
Sale of Real Property and Escrow Instructions by and between Arvida/JMB
Partners, L.P.-II and Starwood/Talega Associates, L.L.C. for the sale of
certain real property within the Talega Property is incorporated by
reference to Exhibit 2.4.

    27.    Financial Data Schedule

    *     Previously filed with the Securities and Exchange Commission as
Exhibit 3., 4.1 and 10.11 to the Partnership's Form 10-K (File No. 0-19245)
filed on April 12, 1993 and incorporated herein by reference.

    **    Previously filed with the Securities and Exchange Commission as
Exhibits 4.3, 4.4, 4.5, 4.6, 4.7, 10.1, 10.7, 10.8, 10.9 and 10.10,
respectively, to the Partnership's Form 10-K Report (File No. 0-19245)
filed on April 13, 1992 and are herein incorporated by reference.

    ***   Previously filed with the Securities and Exchange Commission as
Exhibits 10.2, 10.3, 10.4, 10.5 and 10.6 to the Partnership's Form 10-K
Report (File No. 0-19245) under the Securities Act of 1934 filed on March
28, 1990 and incorporated herein by reference.

    ****  Previously filed with the Securities and Exchange Commission as
Exhibits 4.8, 10.12 and 10.13, respectively, to the Partnership's Form 10-K
(File No. 0-19245) filed on April 13, 1994 and incorporated herein by
reference.

    ***** Previously filed with the Securities and Exchange Commission as
Exhibits 4.9 and 4.10, respectively, to the Partnership's Form 10-Q (File
No. 0-19245) filed on November 9, 1995 and incorporated herein by
reference.

    ****** Previously filed with the Securities and Exchange Commission as
Exhibits 4.12, 10.14 and 10.15, respectively, to the Partnership's Form 10-
K Report (File No. 0-19245) under the Securities Act of 1934 filed on March
25, 1996 and incorporated herein by reference.


<PAGE>


  (b)      The following reports on Form 8-K have been filed since the
quarter ended March 31, 1997.

           The Partnership's report dated June 16, 1997 describing the
sale of the Talega Property.

           The Partnership's report dated July 15, 1997 describing the
sale of the retail shopping plaza at the Heathrow community.


<PAGE>


                              SIGNATURES



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



                ARVIDA/JMB PARTNERS, L.P.-II

                BY:   Arvida/JMB Managers-II, Inc.
                      (The General Partner)


                      By:   GAILEN J. HULL
                            Gailen J. Hull, Vice President
                      Date: August 8, 1997


     Pursuant to the requirements of the Securities Exchange Act of 1934,
this report has been signed below by the following person in the capacity
and on the date indicated.




                            GAILEN J. HULL
                            Gailen J. Hull, Principal Accounting Officer
                      Date: August 8, 1997