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SECURITIES AND EXCHANGE COMMISSIONWashington, D.C. 20549

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FORM 10-Q

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(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, 2002
| |  | -------------------------------------------------

OR

| | o | Transition report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
| | - | ----------------------------------------------------------------------------------------

| |  | For the transition period fromto
| |  | --------------------------------

Commission file number
0-25606

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WELLS REAL ESTATE FUND IX, L.P.(Exact name of registrant as specified in its charter)

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| | Georgia(State or other jurisdiction of incorporation or organization) |  | 58-2126622(I.R.S. Employer Identification Number) | 
| | --------------------------------------------------------------------- |  | ------------------------------------------------- | 

| | 6200 The Corners Pkwy., Norcross, Georgia(Address of principal executive offices) |  | 30092(Zip Code) | 
| | --------------------------------------------------------------------------------- |  | --------------- | 

Registrants telephone number, including area code  (770) 449-7800______________________________________________________________(Former name, former address, and former fiscal year, if changed since last report)

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 o

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FORM 10-Q

WELLS REAL ESTATE FUND IX, L.P.

(A Georgia Public Limited
Partnership)

INDEX

|         |  |                       |    |                                                                                                                               | Page No
|-------- |  | --------------------- | -- | ----------------------------------------------------------------------------------------------------------------------------- | -------
|         |  |                       |    |                                                                                                                               |        
|PART I.  |  | FINANCIAL INFORMATION |   
|         |  |                       |    |                                                                                                                               |        
|         |  | Item 1.               |    | Financial Statements                                                                                                          |        
|         |  |                       |    |                                                                                                                               |        
|         |  |                       |    | Balance Sheets--September 30, 2002 (unaudited) and December 31, 2001                                                          | 3      
|         |  |                       |    |                                                                                                                               |        
|         |  |                       |    | Statements of Income for the Three Months and Nine Months Ended September 30, 2002 (unaudited) and 2001 (unaudited)           | 4      
|         |  |                       |    |                                                                                                                               |        
|         |  |                       |    | Statements of Partners Capital for the Year Ended December 31, 2001 and the Nine Months Ended September 30, 2002 (unaudited) | 5      
|         |  |                       |    |                                                                                                                               |        
|         |  |                       |    | Statements of Cash Flows for the Nine Months Ended September 30, 2002 (unaudited) and 2001 (unaudited)                        | 6      
|         |  |                       |    |                                                                                                                               |        
|         |  |                       |    | Condensed Notes to Financial Statements (unaudited)                                                                           | 7      
|         |  |                       |    |                                                                                                                               |        
|         |  | Item 2.               |    | Managements Discussion and Analysis of Financial Condition and Results of Operations                                         | 11     
|         |  |                       |    |                                                                                                                               |        
|         |  | Item 4.               |    | Controls and Procedures                                                                                                       | 13     
|         |  |                       |    |                                                                                                                               |        
|PART II. |  | OTHER INFORMATION     | 14

|                                                        |   
|------------------------------------------------------- | --
|                                                        |   
|Exhibit Index                                           | 17
|                                                        |   
|Exhibit 99.1  Certification of Chief Executive Officer | 18
|                                                        |   
|Exhibit 99.2  Certification of Chief Financial Officer | 19
|                                                        |   
|                                                        |   



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WELLS REAL ESTATE FUND IX, L.P.

(A Georgia Public Limited Partnership)

BALANCE SHEETS

|                                                                                                                                 |  | (unaudited)September 30,2002 |            | December 31,2001 |  
|-------------------------------------------------------------------------------------------------------------------------------- |  | ---------------------------- | ---------- | ---------------- | -
|                                                                                                                                 |  |                              |            |                  |  
|                                                                                                                                 |  |                              |            |                  |  
|ASSETS:                                                                                                                          |  |                              |            |                  |  
|Investments in joint ventures (Note 2)                                                                                           |  | $                            | 24,049,684 |                  | $
|Cash and cash equivalents                                                                                                        |  |                              | 32,348     |                  |  
|Due from affiliates                                                                                                              |  |                              | 795,153    |                  |  
|Deferred project costs                                                                                                           |  |                              | 3,720      |                  |  
|                                                                                                                                 |  |                              |            |                  |  
|Total assets                                                                                                                     |  | $                            | 24,880,905 |                  | $
|                                                                                                                                 |  |                              |            |                  |  
|                                                                                                                                 |  |                              |            |                  |  
|LIABILITIES AND PARTNERS CAPITAL                                                                                                |  |                              |            |                  |  
|Liabilities:                                                                                                                     |  |                              |            |                  |  
|Accounts payable                                                                                                                 |  | $                            | 11,408     |                  | $
|Partnership distributions payable                                                                                                |  |                              | 710,527    |                  |  
|                                                                                                                                 |  |                              |            |                  |  
|Total liabilities                                                                                                                |  |                              | 721,935    |                  |  
|                                                                                                                                 |  |                              |            |                  |  
|                                                                                                                                 |  |                              |            |                  |  
|Partners capital:                                                                                                               |  |                              |            |                  |  
|Limited partners:                                                                                                                |  |                              |            |                  |  
|Class A3,157,883 units and 3,136,429 units outstanding as of             September 30, 2002 and
December 31, 2001, respectively |  |                              | 24,158,970 |                  |  
|Class B342,117 units and 363,571 units outstanding as of September             30, 2002 and
December 31, 2001, respectively     |  |                              | 0          |                  |  
|                                                                                                                                 |  |                              |            |                  |  
|Total partners capital                                                                                                          |  |                              | 24,158,970 |                  |  
|                                                                                                                                 |  |                              |            |                  |  
|Total liabilities and partners capital                                                                                          |  | $                            | 24,880,905 |                  | $
|                                                                                                                                 |  |                              |            |                  |  

The accompanying notes are an integral part of these balance sheets.



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WELLS REAL ESTATE FUND IX, L.P.

(A Georgia Public Limited Partnership)

STATEMENTS OF INCOME

|                                                                            |  | (unaudited)Three Months Ended |         | (unaudited)Nine Months Ended |  
|--------------------------------------------------------------------------- |  | ----------------------------- | ------- | ---------------------------- | -
|                                                                            |  |                               |         |                              |  
|                                                                            |  | September 30,2002             |         | September 30,2001            |  
|                                                                            |  |                               |         |                              |  
|REVENUES:                                                                   |  |                               |         |                              |  
|Equity in income of joint ventures (Note 2)                                 |  | $                             | 422,050 |                              | $
|Interest income                                                             |  |                               | 438     |                              |  
|                                                                            |  |                               |         |                              |  
|                                                                            |  |                               | 422,488 |                              |  
|                                                                            |  |                               |         |                              |  
|EXPENSES:                                                                   |  |                               |         |                              |  
|Partnership administration                                                  |  |                               | 15,350  |                              |  
|Legal and accounting fees                                                   |  |                               | 776     |                              |  
|Computer costs                                                              |  |                               | 2,028   |                              |  
|                                                                            |  |                               |         |                              |  
|                                                                            |  |                               | 18,154  |                              |  
|                                                                            |  |                               |         |                              |  
|NET INCOME                                                                  |  | $                             | 404,334 |                              | $
|                                                                            |  |                               |         |                              |  
|NET INCOME ALLOCATED TO CLASS A     LIMITED PARTNERS                        |  | $                             | 404,334 |                              | $
|                                                                            |  |                               |         |                              |  
|                                                                            |  |                               |         |                              |  
|NET LOSS ALLOCATED TO CLASS B     LIMITED PARTNERS                          |  | $                             | 0       |                              | $
|                                                                            |  |                               |         |                              |  
|                                                                            |  |                               |         |                              |  
|NET INCOME PER WEIGHTED AVERAGE     CLASS A LIMITED PARTNER UNIT            |  | $                             | 0.13    |                              | $
|                                                                            |  |                               |         |                              |  
|                                                                            |  |                               |         |                              |  
|NET LOSS PER WEIGHTED AVERAGE     CLASS B LIMITED PARTNER UNIT              |  | $                             | 0.00    |                              | $
|                                                                            |  |                               |         |                              |  
|                                                                            |  |                               |         |                              |  
|CASH DISTRIBUTION PER WEIGHTED     AVERAGE CLASS A LIMITED PARTNER     UNIT |  | $                             | 0.23    |                              | $
|                                                                            |  |                               |         |                              |  

The accompanying notes are an integral part of these statements.



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WELLS REAL ESTATE FUND IX, L.P.

(A Georgia Public Limited Partnership)

STATEMENTS OF PARTNERS CAPITAL

FOR THE YEAR ENDED DECEMBER 31, 2001 AND

NINE MONTHS ENDED SEPTEMBER 30, 2002 (UNAUDITED)

|                                            |  | Limited Partners |           | Total   |  
|------------------------------------------- |  | ---------------- | --------- | ------- | -
|                                            |  |                  |           |         |  
|                                            |  | Class A          |           | Class B |  
|                                            |  |                  |           |         |  
|                                            |  | Units            |           | Amount  |  
|                                            |  |                  |           |         |  
|                                            |  |                  |           |         |  
|BALANCE, December 31, 2000                  |  |                  | 3,110,159 |         | $
|                                            |  |                  |           |         |  
|Net income                                  |  |                  | 0         |         |  
|Partnership distributions                   |  |                  | 0         |         |  
|Class A conversion elections                |  |                  | (1,635    | )       |  
|Class B conversion elections                |  |                  | 27,905    |         |  
|                                            |  |                  |           |         |  
|BALANCE, December 31, 2001                  |  |                  | 3,136,429 |         |  
|                                            |  |                  |           |         |  
|Net income                                  |  |                  | 0         |         |  
|Partnership distributions                   |  |                  | 0         |         |  
|Class B conversion elections                |  |                  | 21,454    |         |  
|                                            |  |                  |           |         |  
|BALANCE, September 30, 2002     (unaudited) |  |                  | 3,157,883 |         | $
|                                            |  |                  |           |         |  

The accompanying notes are an integral part of these statements.



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WELLS REAL ESTATE FUND IX, L.P.

(A Georgia Public Limited Partnership)

STATEMENTS OF CASH FLOWS

|                                                                              |  | (unaudited)Nine Months Ended |           
|----------------------------------------------------------------------------- |  | ---------------------------- | ----------
|                                                                              |  |                              |           
|                                                                              |  | Sept. 30, 2002               |           
|                                                                              |  |                              |           
|CASH FLOW FROM OPERATING ACTIVITIES:                                          |  |                              |           
|Net income                                                                    |  | $                            | 1,142,858 
|Adjustments to reconcile net income to net cash used in operating activities: |  |                              |           
|Equity in income of joint ventures                                            |  |                              | (1,227,510
|Changes in assets and liabilities:                                            |  |                              |           
|Prepaid expenses and other assets                                             |  |                              | 0         
|Accounts receivable                                                           |  |                              | 0         
|Accounts payable                                                              |  |                              | 6,682     
|                                                                              |  |                              |           
|Net cash used in operating activities                                         |  |                              | (77,970   
|                                                                              |  |                              |           
|CASH FLOW FROM INVESTING ACTIVITIES:                                          |  |                              |           
|Distributions received from joint ventures                                    |  |                              | 2,155,149 
|                                                                              |  |                              |           
|CASH FLOW FROM FINANCING ACTIVITIES:                                          |  |                              |           
|Distributions to partners from accumulated earnings                           |  |                              | (1,205,218
|Distributions to partners in excess of accumulated earnings                   |  |                              | (934,876  
|                                                                              |  |                              |           
|Net cash used in financing activities                                         |  |                              | (2,140,094
|                                                                              |  |                              |           
|NET DECREASE IN CASH AND CASH EQUIVALENTS                                     |  |                              | (62,915   
|                                                                              |  |                              |           
|CASH AND CASH EQUIVALENTS, beginning of year                                  |  |                              | 95,263    
|                                                                              |  |                              |           
|CASH AND CASH EQUIVALENTS, end of period                                      |  | $                            | 32,348    
|                                                                              |  |                              |           

The accompanying notes are an integral part of these statements.



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WELLS REAL ESTATE FUND IX, L.P.

(A GEORGIA PUBLIC LIMITED PARTNERSHIP)

CONDENSED NOTES TO FINANCIAL STATEMENTS

SEPTEMBER 30, 2002 (UNAUDITED)

1.      SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

(a)      Organization and Business

| |  | Wells Real Estate Fund IX, L.P. (the Partnership) is a Georgia public limited partnership with Leo F. Wells, III and Wells Partners, L.P. (Wells Partners), a Georgia nonpublic limited partnership,
serving as the General Partners. The Partnership was formed on August 15, 1994 for the purpose of acquiring, developing, constructing, owning, operating, improving, leasing, and otherwise managing income-producing commercial properties for
investment purposes. The Partnership has two classes of limited partnership interests, Class A and Class B units. Limited partners shall have the right to change their prior elections to have some or all of their units treated as Class A or Class B
units one time during each quarterly accounting period. Limited partners may vote to, among other things, (a) amend the partnership agreement, subject to certain limitations, (b) change the business purpose or investment objectives of the
Partnership, and (c) add or remove a general partner. A majority vote on any of the above described matters will bind the Partnership without the concurrence of the General Partners. Each limited partnership unit has equal voting rights regardless
of class.
| |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | On January 5, 1996, the Partnership commenced a public offering of up to $35,000,000 of limited partnership units pursuant to a Registration Statement filed on Form S-11 filed under the Securities Act of 1933. The
Partnership commenced active operations on February 12, 1996 upon receiving and accepting subscriptions for 125,000 units and collecting aggregate gross offering proceeds of $2,500,000, thus allowing for the admission of New York and Pennsylvania
investors in the Partnership. The offering was terminated on December 30, 1996 at which time the Partnership had sold approximately 2,935,931 Class A units and 564,069 Class B units held by a total of 1,841 and 257 Class A and Class B Limited
Partners, respectively, for total limited partner capital contributions of $35,000,000. After payments of $1,400,000 in acquisition and advisory fees and acquisition expenses and $5,254,700 in selling commissions and organization and offering
expenses, an investment of $13,289,359 in Fund VIII and Fund IX Associates and an investment of $14,982,434 in the Fund IX-X-XI-REIT Associates, the Partnership held net offering proceeds of $73,507 as of September 30, 2002, which is available for
investment in properties.
| |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

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| | The Partnership owns interests in all of its real estate assets through joint ventures with other Wells Real Estate Funds. As of September 30, 2002, the Partnership owned interests in the following 9 properties through
the affiliated joint ventures listed below: | 
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | 

|Joint Venture                |  |   | Joint Venture Partners             |  |    | Properties                                                                        | 
|---------------------------- |  | - | ---------------------------------- |  | -- | --------------------------------------------------------------------------------- | 
|                            
|Fund VIII-Fund IX Associates |  | - | Wells Real Estate Fund VIII, L.P.  |  | 1. | US Cellular Building                                                              | 
|                             |  | - | Wells Real Estate Fund IX, L.P.    |  |    | A four-story office building located in Madison, Wisconsin                        | 
|                             |  |   |                                    |  |    |                                                                                   | 
|                             |  |   |                                    |  | 2. | AT&T-Texas Building                                                               | 
|                             |  |   |                                    |  |    | A one-story office building in Farmers Branch, Texas                             | 
|                             |  |   |                                    |  |    |                                                                                   | 
|                             |  |   |                                    |  | 3. | Cirrus Logic Building                                                             | 
|                             |  |   |                                    |  |    | A two-story office building in Boulder County, Colorado                           | 
|                            
|Fund VIII-IX-REIT Associates |  | - | Fund VIII  Fund IX Associates     |  | 4. | Quest Building                                                                    | 
|                             |  | - | Wells Operating Partnership, L.P.* |  |    | A two-story office building located in Irvine, California                         | 
|                            
|Fund IX-X-XI-REIT Associates |  | - | Wells Real Estate Fund IX, L.P.    |  | 5. | Alstom Power-Knoxville Building                                                   | 
|                             |  | - | Wells Real Estate Fund X, L.P.     |  |    | A three-story office building in Knoxville, Tennessee                             | 
|                             |  | - | Wells Real Estate Fund XI, L.P.    |  |    |                                                                                   | 
|                             |  | - | Wells Operating Partnership, L.P.* |  |    |                                                                                   | 
|                             |  |   |                                    |  |    |                                                                                   | 
|                             |  |   |                                    |  | 6. | 360 Interlocken Building                                                          | 
|                             |  |   |                                    |  |    | A three-story office building located in Boulder County, Colorado                 | 
|                             |  |   |                                    |  |    |                                                                                   | 
|                             |  |   |                                    |  | 7. | Avaya Building                                                                    | 
|                             |  |   |                                    |  |    | A one-story office building located in Oklahoma City ,Oklahoma                    | 
|                             |  |   |                                    |  |    |                                                                                   | 
|                             |  |   |                                    |  | 8. | Iomega Building                                                                   | 
|                             |  |   |                                    |  |    | A single-story warehouse and office building located in Ogden, Weber County, Utah | 
|                             |  |   |                                    |  |    |                                                                                   | 
|                             |  |   |                                    |  | 9. | Ohmeda Building                                                                   | 
|                             |  |   |                                    |  |    | A two-story office building located in Louisville, Boulder County, Colorado       | 
|                            

| |  |  | * |  | Wells Operating Partnership, L.P. is a Delaware limited partnership with Wells Real Estate Investment Trust, Inc. (Wells REIT) serving as its general partner; Wells REIT is a Maryland corporation that
qualifies as a real estate investment trust.
| |  |  | - |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | Each of the aforementioned properties was acquired on an all cash basis. For further information regarding the foregoing joint ventures and properties, refer to the report filed for the Partnership Form 10-K for the year
ended December 31, 2001.
| |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

(b)      Basis of Presentation

| |  | The financial statements of the Partnership have been prepared in accordance with the instructions for Form 10-Q and do not include all of the information and footnotes required by generally accepted accounting
principles (GAAP) for complete financial statements. The quarterly statements included herein have not been examined by independent accountants. However, in the opinion of the General Partners, the statements for the unaudited interim
periods presented include all adjustments that are of a normal and recurring nature and necessary to fairly present the results for these periods. Interim results for 2002 are not necessarily indicative of results for the year. For further
information, refer to the financial statements and footnotes included in the report filed for the Partnership on Form 10-K for the year ended December 31, 2001.
| |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



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| |  | As defined by the partnership agreement, cash available for distributions is distributed quarterly on a cumulative non-compounded basis to the limited partners as follows:
| |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  |  | First, to all Class A limited partners until such limited partners have received distributions equal to a 10% per annum return on their respective adjusted capital contributions, as
defined.
| | - |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  |  | Second, to the General Partners until each general partner has received distributions equal to 10% of the total distributions declared by the Partnership per
annum.
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  |  | Third, to the Class A limited partners and the General Partners allocated on a basis of 90% and 10%, respectively.
| | - |  | ------------------------------------------------------------------------------------------------------------------

| |  | No distributions will be made to the limited partners holding Class B units.
| |  | ----------------------------------------------------------------------------

(d)      Impairment of Real Estate Assets

| |  | On January 1, 2002, the Partnership adopted SFAS No. 144, Accounting for the Impairment or Disposal of Long-Lived Assets. Under this accounting standard, management reviews each of the properties in which the partnership
holds an interest for impairment as events or changes in circumstances arise, which indicate that the carrying amounts of such assets may not be recoverable and the future undiscounted cash flows expected to be generated by such assets are less than
the respective carrying amounts. If such assets are considered to be impaired, the Partnership records impairment losses and reduces the carrying amounts of the impaired assets to amounts that reflect the fair value of the assets at the time
impairment is evident.
| |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | Management also reviews estimated selling prices of assets held for sale and records impairment losses to reduce the carrying amount of assets held for sale when the carrying amounts exceed the estimated selling prices
less costs to sell. Material long-lived assets held for sale are separately identified in the balance sheets, and the related net operating income is segregated as income from discontinued operations in the statements of income. Depreciation is not
recorded for long-lived assets held for sale. If an asset held for sale reverts to an asset used in operations, the asset will be measured at the lower of the original carrying cost, adjusted for the forgone depreciation, or the fair value at the
date of the decision to hold the assets for use in operations. Neither the Partnership nor its joint ventures have recognized impairment losses to date.
| |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

2.      INVESTMENTS IN JOINT VENTURES

(a)      Basis of Presentation

| |  | The Partnership owned interests in nine properties as of September 30, 2002 through its ownership in the joint ventures described in Note 1. The Partnership does not have control over the operations of these joint
ventures; however, it does exercise significant influence. Accordingly, investments in joint ventures are recorded using the equity method of accounting. For further information regarding investments in joint ventures, see the report filed for the
Partnership on Form 10-K for the year ended December 31, 2001.
| |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

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| |  | The following information summarizes the operations of the unconsolidated joint ventures in which the Partnership held ownership interests for the three and nine months ended September 30, 2002 and
2001:
| |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|                                 |  | Total Revenues     |           | Net Income         |   | PartnershipsShare of Net Income |  
|-------------------------------- |  | ------------------ | --------- | ------------------ | - | -------------------------------- | -
|                                 |  |                    |           |                    |   |                                  |  
|                                 |  | Three Months Ended |           | Three Months Ended |   | Three Months Ended               |  
|                                 |  |                    |           |                    |   |                                  |  
|                                 |  | September 30,2002  |           | September 30,2001  |   | September 30,2002                |  
|                                 |  |                    |           |                    |   |                                  |  
|Fund IX-X-XI-REIT     Associates |  | $                  | 1,086,942 |                    | $ | 1,082,768                        |  
|Fund VIII-Fund IX     Associates |  |                    | 753,038   | *                  |   | 756,614                          | *
|                                 |  |                    |           |                    |   |                                  |  
|                                 |  | $                  | 1,839,980 |                    | $ | 1,839,382                        |  
|                                 |  |                    |           |                    |   |                                  |  

|                                 |  | Total Revenues    |           | Net Income        |   | PartnershipsShare of Net Income |  
|-------------------------------- |  | ----------------- | --------- | ----------------- | - | -------------------------------- | -
|                                 |  |                   |           |                   |   |                                  |  
|                                 |  | Nine Months Ended |           | Nine Months Ended |   | Nine Months Ended                |  
|                                 |  |                   |           |                   |   |                                  |  
|                                 |  | September 30,2002 |           | September 30,2001 |   | September 30,2002                |  
|                                 |  |                   |           |                   |   |                                  |  
|Fund IX-X-XI-REIT     Associates |  | $                 | 3,322,091 |                   | $ | 3,263,864                        |  
|Fund VIII-Fund IX     Associates |  |                   | 2,251,913 | *                 |   | 2,222,563                        | *
|                                 |  |                   |           |                   |   |                                  |  
|                                 |  | $                 | 5,574,004 |                   | $ | 5,486,427                        |  
|                                 |  |                   |           |                   |   |                                  |  

| |  |  | * |  | The Partnerships share of income earned from its investment in Fund VIII-IX-REIT Associates is recorded by Fund VIII-IX Associates as equity in income of joint ventures, which is classified as
revenue
| |  |  | - |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | The following information summarizes the operations of the Fund VIII-IX-REIT Associates in which the Partnership held an interest through its interest in Fund VIII-Fund IX Associates for the three and nine months ended
September 30, 2002 and 2001:
| |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|                                 |  | Total Revenues     |         | Net Income         |   | PartnershipsShare of Net Income | 
|-------------------------------- |  | ------------------ | ------- | ------------------ | - | -------------------------------- | 
|                                 |  |                    |         |                    |   |                                  | 
|                                 |  | Three Months Ended |         | Three Months Ended |   | Three Months Ended               | 
|                                 |  |                    |         |                    |   |                                  | 
|                                 |  | September 30,2002  |         | September 30,2001  |   | September 30,2002                | 
|                                 |  |                    |         |                    |   |                                  | 
|Fund VIII-IX-REIT     Associates |  | $                  | 302,000 |                    | $ | 313,536                          | 
|                                 |  |                    |         |                    |   |                                  | 

|                                 |  | Total Revenues    |         | Net Income        |   | PartnershipsShare of Net Income | 
|-------------------------------- |  | ----------------- | ------- | ----------------- | - | -------------------------------- | 
|                                 |  |                   |         |                   |   |                                  | 
|                                 |  | Nine Months Ended |         | Nine Months Ended |   | Nine Months Ended                | 
|                                 |  |                   |         |                   |   |                                  | 
|                                 |  | September 30,2002 |         | September 30,2001 |   | September 30,2002                | 
|                                 |  |                   |         |                   |   |                                  | 
|Fund VIII-IX-REIT     Associates |  | $                 | 905,999 |                   | $ | 894,460                          | 
|                                 |  |                   |         |                   |   |                                  | 

| |  |  | * |  | The Partnerships share of income earned from its investment in Fund VIII-IX-REIT Associates is recorded by Fund VIII-IX Associates as equity in income of joint ventures, which is classified as
revenue
| |  |  | - |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



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|ITEM 2. | MANAGEMENTS DISCUSSION AND ANALYSIS OF FINANCIAL CONDITIONS ANDRESULTS OF OPERATION.
|------- | -------------------------------------------------------------------------------------

| |  | The following discussion and analysis should be read in conjunction with the accompanying financial statements and notes thereto.
| |  | ---------------------------------------------------------------------------------------------------------------------------------

(a)      Forward-Looking Statements

| |  | This Report contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and 21E of the Securities Exchange Act of 1934, including discussion and analysis of the financial condition
of the Partnership, anticipated capital expenditures required to complete certain projects, amounts of cash distributions anticipated to be distributed to limited partners in the future and certain other matters. Readers of this Report should be
aware that there are various factors that may cause actual results to differ materially from any forward-looking statements made in this Report, including lease-up risks, inability to obtain new tenants upon the expiration of existing leases, and
the potential need to fund tenant improvements or other capital expenditures out of operating cash flows.
| |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

(b)      Results of Operations

| |  | Gross Revenues Gross revenues decreased to $1,229,537 for the nine months ended September 30, 2002 from $1,383,272 for the nine months ended September 30, 2001 primarily due to the
corresponding decrease in equity in income of joint ventures resulting from (i) decreased operating cost reimbursement billings to tenants at the 360 Interlocken Building, Alstom Power-Knoxville Building, Iomega Building, US Cellular Building, and
Cirrus Logic Building, partially offset by (ii) tenant renewals at the 360 Interlocken Building resulting in higher rental rates. Tenants are billed for operating cost reimbursements at estimated amounts, which are reconciled as tenants are billed
(credited) for the net annual under (over) billings in the following year.
| |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | Expenses Expenses increased to $86,679 for 2002 from $81,465 for 2001 due to an increase in partnership administration expenses primarily as a result of Tennessee Partnership
franchise and excise taxes, which were assessed for 2001 and 2002 during the second quarter of 2002.
| |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | As a result, net income decreased to $1,142,858 for the nine months ended September 30, 2002 from $1,301,807 for the nine months ended September 30, 2001.
| |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | Distributions Distributions made to the limited partners holding Class A units decreased to $0.67 per unit, with respect to the nine months ended September 30, 2002, from $0.70 for
the same period in 2001, primarily as a result of funding leasing costs and tenant improvements for the re-leasing of space at the 360 Interlocken Building in the second quarter of 2002. Such distributions have been made from net cash from
operations and distributions received from investments in joint ventures. No distributions have been made to the limited partners holding Class B units or to the General Partners.
| |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | The General Partners guidance with regard to future operating cash distributions to the limited partners holding Class A units is that such distributions are likely to continue at a level comparable with that
provided for the three months ended September 30, 2002.
| |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

(c)      Liquidity and
Capital Resources

| |  | Net cash used in operating activities decreased to $77,970 for the nine months ended September 30, 2002 from $83,639 for the nine months ended September 30, 2001 primarily due to a change in
| |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



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| | the timing of paying accounts payable. Net cash provided by investing activities decreased to $2,155,149 for the nine months ended September 30, 2002 from $2,203,023 for the nine months ended September 30, 2001 due to a
corresponding decrease in earnings generated from joint ventures during 2002. Net cash used in financing activities decreased to $2,140,094 for the nine months ended September 30, 2002 from $2,158,387 for the same period in 2001 due to the
corresponding decrease in cash available for partnership distributions resulting from the decrease in cash provided from investing activities as described above. | 
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | 

| |  | The Partnership expects to continue to meets its short-term liquidity requirements, generally through the use of net cash from operations and distributions received from investments in joint ventures. The General Partners
believe that such sources will continue to provide adequate cash flows for the purposes of meeting the Partnership operating requirements.
| |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

(d)      Inflation

| |  | The real estate market has not been affected significantly by inflation in the past three years due to the relatively low inflation rate. There are provisions in the majority of tenant leases executed by the Partnership
to protect the Partnership from the impact of inflation. Most leases contain provisions for common area maintenance, real estate tax and insurance reimbursements from tenants either on a per square foot basis, or above a certain allowance per square
foot annually. These provisions should reduce the Partnerships exposure to increases in costs and operating expenses resulting from inflation. In addition, a number of the Partnerships leases are for remaining terms of less than five
years, which may allow the Partnership to enter into new leases at higher base rental rates in the event that market rental rates rise above the existing lease rates. There is no assurance, however, that the Partnership would be able to replace
existing leases with new leases at higher base rental rates.
| |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

(e)      Critical
Accounting Policies

| |  | The Partnerships accounting policies have been established and conformed to in accordance with accounting principles generally accepted in the United States (GAAP). The preparation of financial
statements in conformity with GAAP requires management to use judgments in the application of accounting policies, including making estimates and assumptions. These judgments may affect the reported amounts of assets and liabilities and disclosure
of contingent assets and liabilities as of the dates of the financial statements presented and the reported amounts of revenues and expenses during the respective reporting periods. If our judgment or interpretation of the facts and circumstances
relating to various transactions had been different, it is possible that different accounting policies would have been applied; thus, resulting in a different presentation of our financial statements.
| |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | The accounting policies that we consider to be critical, in that they may require complex judgment in their application or require estimates about matters that are inherently uncertain, are discussed below. For further
information related to the Partnerships accounting policies, including the critical accounting policies described below, refer to the report filed for the Partnership on Form 10-K for the year ended December 31, 2001.
| |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | Straight-Lined Rental Revenues The Partnership recognizes rental income generated from all leases on real estate assets in which the Partnership has an ownership interest through its
investments in joint ventures on a straight-line basis over the terms of the respective leases. Should tenants encounter financial difficulties in future periods, the amounts recorded as receivables may not be fully realized.
| |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



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| |  | Operating Cost Reimbursements The Partnership generally bills tenants for operating cost reimbursements through its investments in joint ventures on a monthly basis at amounts
estimated largely based on actual prior period activity and the respective tenant lease terms. Such billings are generally adjusted on an annual basis to reflect reimbursements owed to the landlord based on the actual costs incurred during the
period and the respective tenant lease terms. Should tenants encounter financial difficulties in future periods, the amounts recorded as receivables may not be fully realized.
| |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | Real Estate Management continually monitors events and changes in circumstances indicating that the carrying amounts of the real estate assets in which the Partnership has ownership
interests through its investments in joint ventures may not be recoverable. When such events or changes in circumstances are present, management assesses the potential impairment by comparing the fair market value of the underlying assets, estimated
at amounts equal to the future undiscounted operating cash flows expected to be generated from tenants over the life of the assets and from their eventual disposition, to the carrying value of the assets. In the event that the carrying amount
exceeds the estimated fair market value, the Partnership would recognize an impairment loss in the amount required to adjust the carrying amount of the asset to its estimated fair market value. Neither the Partnership nor its joint ventures have
recognized impairment losses to date.
| |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|ITEM 4. | CONTROLS AND PROCEDURES
|------- | -----------------------

| |  | Within the 90 days prior to the date of this report, the Partnership carried out an evaluation, under the supervision and with the participation of management of Wells Capital, Inc., the corporate General Partner of the
Partnership, including the Principal Executive Officer and Principal Financial Officer, of the effectiveness of the design and operation of the Partnerships disclosure controls and procedures pursuant to Rule 13a  14 under the Securities
Exchange Act of 1934. Based upon that evaluation, the Principal Executive Officer and Principal Financial Officer concluded that the Partnerships disclosure controls and procedures were effective.
| |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| |  | There were no significant changes in the Partnerships internal controls or other factors that could significantly affect such controls subsequent to the date of their evaluation
| |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

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PART II - OTHER INFORMATION

|ITEM 6 | EXHIBITS AND REPORTS ON FORM 8-K
|------ | --------------------------------

|(a) |  | The Exhibits to this report are set forth on the Exhibit Index to Third Quarter Form 10-Q attached hereto.                                                                                                                             
|--- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    |  |                                                                                                                                                                                                                                        
|(b) |  | During the third quarter of 2002, the Registrant filed a Current Report on Form 8-K dated July 3, 2002 disclosing the appointment of Ernst & Young LLP as the principal accountant to audit the financial statements of
the Registrant.

SIGNATURES

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

| |  | WELLS REAL ESTATE FUND IX, L.P.(Registrant)
| |  | -------------------------------------------
| |  | By:                                        

| |  | By: | WELLS CAPITAL, INC.(Corporate General Partner)
| |  | --- | ----------------------------------------------

|                  |  |  |                           
|----------------- |  |  | --------------------------
|November 13, 2002 |  |  | /s/ LEOF.WELLS, III       
|                  |  |  |                           
|                  |  |  | Leo F. Wells, IIIPresident

|                  |  |  |                                                                     
|----------------- |  |  | --------------------------------------------------------------------
|November 13, 2002 |  |  | /s/ DOUGLASP.
WILLIAMS                                              
|                  |  |  |                                                                     
|                  |  |  | Douglas P. WilliamsPrincipal Financial Officerof Wells Capital, Inc.

CERTIFICATIONS

I, Leo F. Wells, III, certify that:

| | 1. |  | I have reviewed this quarterly report on Form 10-Q of the Partnership;                                                                                                                                                                                                                                                        
| | -- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |    | 
| | 2. |  | Based on my knowledge, this quarterly report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such
statements were made, not misleading with respect to the period covered by this quarterly report;



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| | 3. |  | Based on my knowledge, the financial statements, and other financial information included in this quarterly report, fairly present in all material respects the financial condition, results of operations and cash flows of
the registrant as of, and for, the periods presented in this quarterly report;
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | 4. |  | The registrants other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant and have:
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | a. |  | designed such disclosure controls and procedures to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly
during the period in which this quarterly report is being prepared,
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |    | 
| | b. |  | evaluated the effectiveness of the registrants disclosure controls and procedures as of a date within 90 days prior to the filing date of this quarterly report (the Evaluation Date); and                                                                                                  
| |    | 
| | c. |  | presented in this quarterly report our conclusions about the effectiveness of the disclosure controls and procedures based on our evaluation as of the Evaluation Date;                                                                                                                        

| | 5. |  | The registrants other certifying officers and I have disclosed, based on our most recent evaluation, to the registrants auditors and the board of directors of the corporate general partner of the General
Partner:
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | a) |  | all significant deficiencies in the design or operation of internal controls which could adversely affect the registrants ability to record, process, summarize and report financial data and have identified for the
registrants auditors any material weaknesses in internal controls; and
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |    | 
| | b) |  | any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal controls; and                                                                                                                                        

| | 6. |  | The registrants other certifying officers and I have indicated in this quarterly report whether or not there were significant changes in internal controls or in other factors that could significantly affect internal
controls subsequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|                         |  |    
|------------------------ |  | ---
|Dated: November 13, 2002 |  | By:
|                         |  |    
|                         |  |    

CERTIFICATIONS

I, Douglas P. Williams, certify that:

| | 1. |  | I have reviewed this quarterly report on Form 10-Q of the Partnership;                                                                                                                
| | -- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |    | 
| | 2. |  | Based on my knowledge, this quarterly report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light



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| | of the circumstances under which such statements were made, not misleading with respect to the period covered by this quarterly report;
| | ---------------------------------------------------------------------------------------------------------------------------------------

| | 3. |  | Based on my knowledge, the financial statements, and other financial information included in this quarterly report, fairly present in all material respects the financial condition, results of operations and cash flows of
the registrant as of, and for, the periods presented in this quarterly report;
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |    | 
| | 4. |  | The registrants other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant and have:                                                                                     

| | a) |  | designed such disclosure controls and procedures to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly
during the period in which this quarterly report is being prepared,
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |    | 
| | b) |  | evaluated the effectiveness of the registrants disclosure controls and procedures as of a date within 90 days prior to the filing date of this quarterly report (the Evaluation Date); and                                                                                                  
| |    | 
| | c) |  | presented in this quarterly report our conclusions about the effectiveness of the disclosure controls and procedures based on our evaluation as of the Evaluation Date;                                                                                                                        

| | 5. |  | The registrants other certifying officers and I have disclosed, based on our most recent evaluation, to the registrants auditors and the board of directors of the corporate general partner of the General
Partner:
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | a) |  | all significant deficiencies in the design or operation of internal controls which could adversely affect the registrants ability to record, process, summarize and report financial data and have identified for the
registrants auditors any material weaknesses in internal controls; and
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |    | 
| | b) |  | any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal controls; and                                                                                                                                        

| | 6. |  | The registrants other certifying officers and I have indicated in this quarterly report whether or not there were significant changes in internal controls or in other factors that could significantly affect internal
controls subsequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|                         |  |    
|------------------------ |  | ---
|Dated: November 13, 2002 |  | By:
|                         |  |    
|                         |  |    



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EXHIBIT INDEXTOTHIRD QUARTER FORM 10-QOFWELLS REAL ESTATE FUND IX, L.P.

|ExhibitNo. | Description                                                                                       
|---------- | --------------------------------------------------------------------------------------------------
|           |                                                                                                   
|99.1       | Certification of Chief Executive Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
|           |                                                                                                   
|99.2       | Certification of Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
|           |