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SECURITIES AND EXCHANGE COMMISSION

Washington, 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 March 31, 2003



OR



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



For the transition period from
 to



Commission file number 0-22039



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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                                                        |  | 58-2126622                             
|-------------------------------------------------------------- |  | ---------------------------------------
|(State or other jurisdiction of incorporation or organization) |  | (I.R.S. Employer Identification Number)
|                                                              
|6200 The Corners Pkwy.,Norcross, Georgia                       |  | 30092                                  
|(Address of principal executive offices)                       |  | (Zip Code)                             
|                                                              
|Registrants telephone number, including area code             |  | (770) 449-7800                         



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(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 ̈



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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March 31, 2003 (unaudited) and December 31, 2002                                                            |  | 3       
|        
|         |  |                       |  | Statements of Income for the Three Months Ended March 31, 2003 and 2002 (unaudited)                                        |  | 4       
|        
|         |  |                       |  | Statements of Partners Capital for the Three Months Ended March 31, 2003 (unaudited) and the Year Ended December 31, 2002 |  | 5       
|        
|         |  |                       |  | Statements of Cash Flows for the Three Months Ended March 31, 2003 and 2002 (unaudited)                                    |  | 6       
|        
|         |  |                       |  | Condensed Notes to Financial Statements (unaudited)                                                                        |  | 7       
|        
|         |  | Item 2.               |  | Managements Discussion and Analysis of Financial Condition and Results of Operations                                      |  | 12      
|        
|         |  | Item 3.               |  | Quantitative and Qualitative Disclosures about Market Risks                                                                |  | 16      
|        
|         |  | Item 4.               |  | Controls and Procedures                                                                                                    |  | 16      
|        
|PART II. |  | OTHER INFORMATION     |  | 17                                                                                                                        



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WELLS REAL ESTATE FUND IX, L.P.



(A Georgia Public Limited Partnership)



BALANCE SHEETS



|                                                                                                     |  | (unaudited) March 31, 2003 |            | December 31, 2002
|---------------------------------------------------------------------------------------------------- |  | -------------------------- | ---------- | -----------------
|ASSETS:                                                                                              |  |                            |            |                  
|Investments in Joint Ventures                                                                        |  | $                          | 23,494,132 |                  
|Cash and cash equivalents                                                                            |  |                            | 16,794     |                  
|Due from joint ventures                                                                              |  |                            | 695,257    |                  
|Deferred project costs                                                                               |  |                            | 1,291      |                  
|                                                                                                     |  |                            |            |                  
|Total assets                                                                                         |  | $                          | 24,207,474 |                  
|                                                                                                     |  |                            |            |                  
|LIABILITIES AND PARTNERS CAPITAL:                                                                   |  |                            |            |                  
|Liabilities:                                                                                         |  |                            |            |                  
|Accounts payable                                                                                     |  | $                          | 24,080     |                  
|Partnership distribution payable                                                                     |  |                            | 654,531    |                  
|                                                                                                     |  |                            |            |                  
|Total liabilities                                                                                    |  |                            | 678,611    |                  
|                                                                                                     |  |                            |            |                  
|Partners capital:                                                                                   |  |                            |            |                  
|Limited partners:                                                                                    |  |                            |            |                  
|Class A3,173,483 units and 3,165,583 units as of March 31, 2003 and December 31,
2002, respectively |  |                            | 23,528,863 |                  
|Class B326,517 units and 334,417 units as of March 31, 2003 and December 31,
2002, respectively     |  |                            | 0          |                  
|                                                                                                     |  |                            |            |                  
|Total partners capital                                                                              |  |                            | 23,528,863 |                  
|                                                                                                     |  |                            |            |                  
|Total liabilities and partners capital                                                              |  | $                          | 24,207,474 |                  
|                                                                                                     |  |                            |            |                  



See
accompanying notes.



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WELLS REAL ESTATE FUND IX, L.P.



(A Georgia Public Limited Partnership)



STATEMENTS OF INCOME



|                                                                    |  | (unaudited) Three Months Ended
|------------------------------------------------------------------- |  | ------------------------------
|                                                                    |  | March 31, 2003                
|REVENUES:                                                           |  |                               
|Equity in income of Joint Ventures                                  |  | $                             
|Interest income                                                     |  |                               
|                                                                    |  |                               
|                                                                    |  |                               
|                                                                    |  |                               
|EXPENSES:                                                           |  |                               
|Partnership administration                                          |  |                               
|Legal and accounting fees                                           |  |                               
|Other general and administrative                                    |  |                               
|                                                                    |  |                               
|                                                                    |  |                               
|                                                                    |  |                               
|NET INCOME                                                          |  | $                             
|                                                                    |  |                               
|NET INCOME ALLOCATED TO CLASS A LIMITED PARTNERS                    |  | $                             
|                                                                    |  |                               
|NET LOSS ALLOCATED TO CLASS B LIMITED PARTNERS                      |  | $                             
|                                                                    |  |                               
|NET INCOME PER WEIGHTED AVERAGE CLASS A LIMITED PARTNER UNIT        |  | $                             
|                                                                    |  |                               
|NET LOSS PER WEIGHTED AVERAGE CLASS B LIMITED PARTNER UNIT          |  | $                             
|                                                                    |  |                               
|CASH DISTRIBUTION PER WEIGHTED AVERAGE CLASS A LIMITED PARTNER
UNIT |  | $                             
|                                                                    |  |                               
|WEIGHTED AVERAGE LIMITED PARTNER UNITS OUTSTANDING:                 |  |                               
|CLASS A                                                             |  |                               
|                                                                    |  |                               
|CLASS B                                                             |  |                               
|                                                                    |  |                               



See
accompanying notes.



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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, 2002



AND THE THREE MONTHS ENDED MARCH 31, 2003 (UNAUDITED)



|                                    |  | Limited Partners |  | Total Partners Capital |           
|----------------------------------- |  | ---------------- |  | ----------------------- | ----------
|                                    |  | Class A          |  |                         | Class B   
|                                    |  | Units            |  | Amounts                 |           
|BALANCE, December 31, 2001          |  | 3,136,429        |  | $                       | 25,121,831
|Net income                          |  | 0                |  |                         | 1,535,132 
|Partnership distributions           |  | 0                |  |                         | (2,817,975
|Class B conversion elections        |  | 29,154           |  |                         | 0         
|                                    |  |                  |  |                         |           
|BALANCE, December 31, 2002          |  | 3,165,583        |  |                         | 23,838,988
|Net income                          |  | 0                |  |                         | 344,406   
|Partnership distributions           |  | 0                |  |                         | (654,531  
|Class B conversion elections        |  | 7,900            |  |                         | 0         
|                                    |  |                  |  |                         |           
|BALANCE, March 31, 2003 (unaudited) |  | 3,173,483        |  | $                       | 23,528,863
|                                    |  |                  |  |                         |           



See
accompanying notes.



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WELLS REAL ESTATE FUND IX, L.P.



(A Georgia Public Limited Partnership)



STATEMENTS OF CASH FLOWS



|                                                                              |  | (unaudited) Three Months Ended |         
|----------------------------------------------------------------------------- |  | ------------------------------ | --------
|                                                                              |  | March 31, 2003                 |         
|CASH FLOW FROM OPERATING ACTIVITIES:                                          |  |                                |         
|Net income                                                                    |  | $                              | 344,406 
|Adjustments to reconcile net income to net cash used in operating
activities: |  |                                |         
|Equity in income of Joint Ventures                                            |  |                                | (373,952
|Changes in assets and liabilities:                                            |  |                                |         
|Accounts payable                                                              |  |                                | 9,249   
|                                                                              |  |                                |         
|Net cash used in operating activities                                         |  |                                | (20,297 
|                                                                              |  |                                |         
|CASH FLOWS FROM INVESTING ACTIVITIES:                                         |  |                                |         
|Distributions received from Joint Ventures                                    |  |                                | 628,083 
|                                                                              |  |                                |         
|CASH FLOWS FROM FINANCING ACTIVITIES:                                         |  |                                |         
|Distributions to partners                                                     |  |                                | (712,257
|                                                                              |  |                                |         
|NET (DECREASE) INCREASE IN CASH AND CASH EQUIVALENTS                          |  |                                | (104,471
|CASH AND CASH EQUIVALENTS, beginning of period                                |  |                                | 121,265 
|                                                                              |  |                                |         
|CASH AND CASH EQUIVALENTS, end of period                                      |  | $                              | 16,794  
|                                                                              |  |                                |         
|SUPPLEMENTAL DISCLOSURES OF NONCASH ACTIVITIES:                               |  |                                |         
|Joint venture distributions receivable                                        |  | $                              | 695,257 
|                                                                              |  |                                |         
|Partnership distributions payable                                             |  | $                              | 654,531 
|                                                                              |  |                                |         



See
accompanying notes.



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WELLS REAL ESTATE FUND IX, L.P.



(A Georgia Public Limited Partnership)



CONDENSED NOTES TO FINANCIAL STATEMENTS



MARCH 31, 2003 (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. Upon subscription, limited partners elect to have their units treat their units as Class A units or 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 offer terminated on December 30, 1996 at which time approximately 2,935,931 Class A units and 564,069 Class B units had been sold
to 1,841 and 257 Class A and Class B Limited Partners, respectively, for total limited partner capital contributions of $35,000,000. As of March 31, 2003, the Partnership had paid a total of $1,400,000 in acquisition and advisory fees and
acquisition expenses, and $5,254,700 in selling commissions and organization and offering expenses, and invested $13,289,359 in Fund VIII-IX Associates and invested $15,030,434 in Fund IX-X-XI-REIT Associates. The Partnership held net offering
proceeds of $25,507 as of March 31, 2003, which is available for investment in properties.



(THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK)



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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 March 31, 2003, the Partnership owned interests in the following 9 properties through the affiliated joint ventures listed
below:



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



| | ** |  | The Quest Building was owned by Fund VIII-Fund IX Associates through June 30, 2000 and transferred to Fund VIII-IX-REIT Associates on July 1, 2001.
| | -- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------



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 on Form 10-K for the year ended December 31, 2002.



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(b) Basis
of Presentation



The financial statements of
the Partnership have been prepared in accordance with rules and regulations of the Securities and Exchange Commission, including the instructions to Form 10-Q and Article 10 of Regulation S-X, and in accordance with such rules and regulations, do
not include all of the information and footnotes required by accounting principles generally accepted in the United States (GAAP) for complete financial statements. The quarterly statements included herein have not been examined by
independent auditors. 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. Results for interim periods are not necessarily indicative of full year results. For further information, refer to the financial statements and footnotes included in the Partnerships Form 10-K for the year ended December 31, 2002.



(c) Allocations of Net Income, Net Loss and
Gain on Sale



For the purposes of determining
allocations per the Partnership agreement, net income is defined as net income recognized by the Partnership, excluding deductions for depreciation and amortization. Net income, as defined, of the Partnership will be allocated each year in the same
proportions that net cash from operations is distributed to the limited partners holding Class A units and the general partners. To the extent the Partnerships net income in any year exceeds net cash from operations, it will be allocated 99%
to the limited partners and 1% to the general partners.



Net loss, depreciation, and amortization deductions for each fiscal year will be allocated as follows: (a) 99% to the limited partners holding Class B units and 1% to the general partners until their capital accounts are reduced to
zero, (b) then to any partner having a positive balance in his/her capital account in an amount not to exceed such positive balance, and (c) thereafter to the general partners.



Gain on the sale or exchange of the Partnerships properties will be allocated generally in the same
manner that the net proceeds from such sale are distributed to partners after the following allocations are made, if applicable: (i) allocations made pursuant to the qualified income offset provisions of the partnership agreement, (ii) allocations
to partners having negative capital accounts until all negative capital accounts have been restored to zero, and (iii) allocations to limited partners holding Class B units in amounts equal to the deductions for depreciation and amortization
previously allocated to them with respect to the specific Partnership property sold, but not in excess of the amount of gain on sale recognized by the Partnership with respect to the sale of such property.



(d) Distributions of Net Cash From Operations



Cash available for distribution, as defined
by the partnership agreement, is distributed to the limited partners quarterly. In accordance with the partnership agreement, such distributions are paid first to limited partners holding Class A units until they have received a 10% per annum return
on their net capital contributions, as defined. Then, such distributions are paid to the general partners until they have received 10% of the total amount distributed to date Any remaining cash available for distribution is split between the limited
partners holding Class A units and the general partners on a basis of 90% and 10%, respectively. No cash distributions will be made to the limited partners holding Class B units.



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(e)
Distribution of Sales Proceeds



Upon sales of
properties, the net sales proceeds will be distributed in the following order:



| | · |  | To limited partners holding units, which at any time have been treated as Class B units, until they receive an amount necessary to equal the net cash available for
distribution received by the limited partners holding Class A units
| | - |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · |  | To limited partners on a per unit basis until each limited partner has received 100% of his/her net capital contribution, as defined
| | - |  | ------------------------------------------------------------------------------------------------------------------------------------



| | · |  | To all limited partners on a per unit basis until they receive a cumulative 10% per annum return on their net capital contribution, as defined
| | - |  | ----------------------------------------------------------------------------------------------------------------------------------------------



| | · |  | To limited partners on a per unit basis until they receive an amount equal to their preferential limited partner return (defined as the sum of a 10% per annum
cumulative return on net capital contributions for all periods during which the units were treated as Class A units and a 15% per annum cumulative return on net capital contributions for all periods during which the units were treated as Class B
units)
| | - |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · |  | To all general partners until they have received 100% of their capital contributions; in the event that limited partners have received aggregate cash distributions
from the Partnership over the life of their investment in excess of a return of their net capital contributions plus their preferential limited partner return, then the general partners shall receive an additional sum equal to 25% of such excess
| | - |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · |  | Thereafter, 80% to the limited partners on a per unit basis and 20% to the general partners
| | - |  | -------------------------------------------------------------------------------------------



2.    INVESTMENT IN JOINT VENTURES



(a) Basis of Presentation



The Partnership owned interests in nine properties as of March
31, 2003 through its ownership in the Joint Ventures. The Partnership does not have control over the operations of the Joint Ventures; however, it does exercise significant influence. Accordingly, the Partnerships investments in the Joint
Ventures are recorded using the equity method of accounting, whereby original investments are recorded at cost and subsequently adjusted for contributions, distributions and net income (loss) attributable to the Partnership. 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, 2002.



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(b) Summary
of Operations



The following information
summarizes the operations of the Joint Ventures in which the Partnership held ownership interests for the three months ended March 31, 2003 and 2002, respectively:



|                                 |  | Total Revenues     |           |   | Net Income         |   | Partnerships Share of Net Income
|-------------------------------- |  | ------------------ | --------- | - | ------------------ | - | ---------------------------------
|                                 |  | Three Months Ended |           |   | Three Months Ended |   | Three Months Ended               
|                                 |  | March 31, 2003     |           |   | March 31, 2002     |   |                                  
|Fund IX-X-XI-REIT Associates     |  | $                  | 1,321,816 |   |                    | $ | 1,384,155                        
|Fund VIII and Fund IX Associates |  |                    | 931,180   | * |                    |   | 870,244                          
|                                 |  |                    |           |   |                    |   |                                  
|                                 |  | $                  | 2,252,996 |   |                    | $ | 2,254,399                        
|                                 |  |                    |           |   |                    |   |                                  
|                                 |  | Total Revenues     |           |   | Net Income         |   | Partnerships Share of Net Income
|                                 |  | Three Months Ended |           |   | Three Months Ended |   | Three Months Ended               
|                                 |  | March 31, 2003     |           |   | March 31, 2002     |   |                                  
|Fund VIII-IX-REIT Associates     |  | $                  | 311,939   |   |                    | $ | 324,680                          
|                                 |  |                    |           |   |                    |   |                                  



|* |  | 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
|- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



3.    RECENT ACCOUNTING PRONOUNCEMENTS



In January 2003, the Financial Accounting Standards Board issued Interpretation No. 46 (FIN 46), Consolidation of Variable Interest
Entities, which clarifies the application of Accounting Research Bulletin (ARB) No. 51, Consolidated Financial Statements, relating to consolidation of certain entities. FIN 46 will require the identification of the
Partnerships participation in variable interest entities (VIEs), which are defined as entities with a level of invested equity that is not sufficient to fund future activities to permit them to operate on a stand alone basis, or whose equity
holders lack certain characteristics of a controlling financial interest. For entities identified as VIEs, FIN 46 sets forth a model to evaluate potential consolidation based on an assessment of which party to the VIE, if any, bears a majority of
the exposure to its expected losses, or stands to gain from a majority of its expected returns. FIN 46 is effective for all new VIEs created or acquired after January 31, 2003. For VIEs created or acquired prior to February 1, 2003, the provisions
of FIN 46 must be applied for the first interim or annual period beginning after June 15, 2003. FIN 46 also sets forth certain disclosures regarding interests in VIEs that are deemed significant, even if consolidation is not required. As the Joint
Ventures do not fall under the definition of VIEs provided above, the Partnership does not believe that the adoption of FIN 46 will result in the consolidation of any previously unconsolidated entities.



In August 2001, SFAS No. 144, Accounting for the
Impairment or Disposal of Long-Lived Assets (effective beginning January 1, 2002) was issued. SFAS No. 144 addresses financial accounting and



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reporting for
the impairment of long-lived assets and for long-lived assets to be disposed of and supersedes SFAS No. 121, Accounting for the Impairment of Long-Lived Assets and for Long-Lived Assets to be Disposed of. Among other factors, SFAS No.
144 establishes criteria beyond that previously specified in SFAS No. 121 to determine when a long-lived asset is to be considered held for sale. We believe that the adoption of SFAS No. 144 will not have a significant impact on the
Partnerships financial statements.



4.    RELATED-PARTY TRANSACTIONS



Management and Leasing Fees

The Partnership
entered into a property management and leasing agreement with Wells Management, Inc. (Wells Management), an affiliate of the General Partners. In consideration for supervising the management of properties, such properties will generally
pay Wells Management management and leasing fees equal to (a) 3% of the gross revenues for management and 3% of the gross revenues for leasing (aggregate maximum of 6%) plus a separate fee for the one-time initial lease-up of newly constructed
properties in an amount not to exceed the fee customarily charged in arms-length transactions by others rendering similar services in the same geographic area for similar properties or (b) in the case of commercial properties which are leased
on a long-term net basis (ten or more years), 1% of the gross revenues, except for initial leasing fees equal to 3% of the gross revenues over the first five years of the lease term. For the three months ended March 31, 2003 and 2002, the properties
in which the partnership owns interests paid management and leasing fees to Wells Management of $113,568 and $116,732, respectively.



Administration Reimbursements

Wells Capital, Inc. performs certain administrative services for the Partnership, such as accounting and other partnership administration, and incurs the related expenses. Such expenses are allocated
among the various Wells Real Estate Funds based on time spent on each fund by individual administrative personnel. For the three months ended March 31, 2003 and 2002, the Partnership reimbursed $15,619 and $8,823, respectively, to Wells Capital,
Inc. and its affiliates for these services.



Conflicts of Interests

The general partners are also general partners of other Wells Real
Estate Funds. As such, there may exist conflicts of interest where the general partners in their capacity as general partners of other Wells Real Estate Funds may be in competition with the Partnership in connection with property acquisitions or for
tenants in similar geographic markets.



|ITEM 2. |  | MANAGEMENTS DISCUSSION AND ANALYSIS OF FINANCIAL CONDITIONS AND RESULTS 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



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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 construction costs which may exceed estimates, construction delays, 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.



Results of Operations



Gross Revenues

Gross revenues of the Partnership decreased to $374,631 for the three months ended March 31, 2003 from $388,149 for the three months ended March 31, 2002, primarily due to the corresponding decrease in
equity in income of joint ventures described below.



Equity In Income of Joint Ventures



Gross Revenues of Joint Ventures

Gross revenues of the joint ventures in which
the Partnership holds an interest remained stable in 2003, as compared to 2002. However, the decrease in such gross revenues resulting from the decline in occupancy of the 360 Interlocken Building is largely offset by an increase in such gross
revenues resulting from adjustments to 2002 operating expense reimbursement billings to tenants of the US Cellular Building and Cirrus Logic Building, which were recorded in the first quarter of 2003. Tenants are billed for operating expense
reimbursements based on estimates, which are reconciled in the following calendar year based on actual costs incurred and the terms of the corresponding tenant leases.



Expenses of Joint Ventures

The expenses of the joint ventures in which the Partnership holds an interest increased in 2003, as compared to 2002, primarily due to
increases in: (i) HVAC and roof repair costs for the US Cellular Building and the Quest Building, and (ii) accounting and legal fees incurred in connection with changing independent auditors in 2002.



Expenses

Expenses of the Partnership increased to $30,225 for 2003, from $23,111 for 2002, primarily due to increases in administrative salary
costs and additional Tennessee partnership franchise and excise taxes incurred in 2003.



As a result, net income of the Partnership was $344,406 and $365,038 for the three months ended March 31, 2003 and 2002, respectively.



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(c)
Liquidity and Capital Resources



Cash
Flows From Operating Activities

Net cash flows from operating activities remained relatively stable at $(20,297) for
the three months ended March 31, 2003 as compared to $(21,418) for the three months ended March 31, 2002.



Cash Flows From Investing Activities

Net cash flows from investing activities decreased to $628,083 for the three months ended March 31, 2003, as compared to $792,318 for the three months ended March 31, 2002. The 2003 decrease from 2002
is largely due to a decrease in operating cash flows generated by joint ventures during the corresponding periods.



Cash Flows From Financing Activities

Net cash flows from financing activities were $(712,257) and $(744,902) for the three months ended March 31, 2003 and 2002, respectively. The 2003 decrease in financing cash flows used from 2002 is a
direct result of the decline in distributions paid to partners holding Class A units due to the decline in operating cash flows received from joint ventures, as discussed in the previous section.



Distributions

The Partnership made distributions to the limited partners holding Class A units of $0.21 per unit, $0.23 per unit for the three moths
ended March 31, 2003 and 2002, respectively. Such distributions have been made from net cash from operations and distributions received from investments in joint ventures. Distributions accrued for the first quarter of 2003 to the Limited Partners
holding Class A Units were paid in May 2003. No cash distributions were made to Limited Partners holding Class B Units.



Capital Resources

The Partnership is an investment vehicle formed for the purpose of acquiring, owning and operating income-producing real properties and has invested all of its funds available for investment. Accordingly, it is unlikely that
the Partnership will acquire interests in any additional properties. Other than those mentioned above, the General Partners are unaware of any specific need requiring capital resources.



(d) Related-Party Transactions



The Partnership and its joint ventures have entered into agreements with Wells Capital, Inc., the general
partner of Wells Partners, L.P. and its affiliates, whereby the Partnership or its joint ventures pay certain fees or reimbursements to Wells Capital, Inc. or its affiliates (e.g. property management and leasing fees, administrative salary
reimbursements, etc.). See Note 4 to the Partnerships financial statements included in this report for a discussion of the various related party transactions, agreements, and fees.



14



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(e)
Inflation



The real estate market has not
been affected significantly by inflation in the past three years due to the relatively low inflation rate. However, there are provisions in the majority of tenant leases, which would protect the Partnership from the impact of inflation. These
provisions include reimbursement billings for operating expense pass-through charges, real estate tax and insurance reimbursements on a per square foot basis, or in some cases, annual reimbursement of operating expenses above a certain per square
foot allowance. There is no assurance, however, that the Partnership would be able to replace existing leases with new leases at higher base rental rates.



(f) Application of Critical Accounting Policies



The Partnerships accounting policies have been established to conform with GAAP. The preparation of
financial statements in conformity with GAAP requires management to use judgment in the application of accounting policies, including making estimates and assumptions. These judgments affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the dates of the financial statements and the reported amounts of revenue and expenses during the reporting periods. If managements 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 the financial statements. Additionally, other companies may utilize
different estimates that may impact comparability of the Partnerships results of operations to those of companies in similar businesses.



Below is a discussion of the accounting policies that management considers to be critical in that they may require complex judgment in
their application or require estimates about matters that are inherently uncertain.



Investment in Real Estate Assets

Management is required to
make subjective assessments as to the useful lives of its depreciable assets. Management considers the period of future benefit of the asset to determine the appropriate useful lives. These assessments have a direct impact on net income. The
estimated useful lives of the Joint Ventures assets by class are as follows:



|Building              |  | 25 years   
|--------------------- |  | -----------
|Building improvements |  | 10-25 years
|Land improvements     |  | 20-25 years
|Tenant improvements   |  | Lease term 



In the
event that management uses inappropriate useful lives or methods for depreciation, the Partnerships net income would be misstated.



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##### Table of Contents



Valuation of Real Estate Assets

Management continually monitors events and
changes in circumstances that could indicate that the carrying amounts of the real estate assets in which the Partnership has an ownership interest, either directly or through investments in joint ventures, may not be recoverable. When indicators of
potential impairment are present which indicate that the carrying amounts of real estate assets may not be recoverable, management assesses the recoverability of the real estate assets by determining whether the carrying value of the real estate
assets will be recovered through the undiscounted future operating cash flows expected from the use of the asset and its eventual disposition. In the event that such expected undiscounted future cash flows do not exceed the carrying value,
management adjusts the real estate assets to the fair value and recognizes an impairment loss. Management has determined that there has been no impairment in the carrying value of real estate assets held by the Partnership to date.



Projections of expected future cash flows requires management
to estimate future market rental income amounts subsequent to the expiration of current lease agreements, property operating expenses, discount rates, the number of months it takes to re-lease the property, and the number of years the property is
held for investment. The use of inappropriate assumptions in the future cash flow analysis would result in an incorrect assessment of the propertys future cash flows and fair value, and could result in the overstatement of the carrying value
of real estate assets held by the joint ventures and net income of the Partnership.



|ITEM |  | 3.    
QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISKS
|---- |  | ------------------------------------------------------------------



Since the Partnership does not borrow any money, make any foreign investments or invest in any market risk sensitive instruments, it is
not subject to risks relating to interest rates, foreign current exchange rate fluctuations or the other market risks contemplated by Item 305 of Regulation S-K.



|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 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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##### Table of Contents

PART II
.    OTHER INFORMATION



ITEM 6.    EXHIBITS AND REPORTS ON FORM 8-K



|(a) |  | The Exhibits to this report are set forth on Exhibit Index to First Quarter Form 10-Q attached hereto.
|--- |  | ------------------------------------------------------------------------------------------------------



|(b) |  | No reports on Form 8-K were filed during the first quarter of 2003.
|--- |  | -------------------------------------------------------------------



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: WELLS PARTNERS, L.P. (General Partner)         
|            |  |  |  | By: WELLS CAPITAL, INC. (Corporate General Partner)
|May 9, 2003 |  |  |  | /s/ LEO F. WELLS, III                              
|            |  |  |  | Leo F. Wells, III President                        
|May 9, 2003 |  |  |  | /s/ DOUGLAS P. WILLIAMS                            
|            |  |  |  | Douglas P. Williams                                
|            |  |  |  | Principal Financial Officer of Wells Capital, Inc. 





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##### Table of Contents

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;
| | -- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 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.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|           
|-----------
|May 9, 2003
|           



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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 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.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|           
|-----------
|May 9, 2003
|           



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EXHIBIT INDEX

TO

FIRST QUARTER FORM 10-Q

OF

WELLS REAL ESTATE FUND IX, L.P.



|Exhibit No. |  | 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



20