<PAGE>

                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   Form 10-Q

(Mark One)

[X] Quarterly report pursuant to Section 13 or 15(d) of the Securities Exchange
Act of 1934

For the quarterly period ended        June 30, 1999           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
                       ----------------------------------

                        Wells Real Estate Fund IX, L.P.
-------------------------------------------------------------------------------
            (Exact name of registrant as specified in its charter)

            Georgia                                              58-2126622
-------------------------------                             -------------------
(State of other jurisdiction of                              (I.R.S. Employer
incorporation or organization)                              Identification No.)

 3885 Holcomb Bridge Road, Norcross, Georgia                        30092
-------------------------------------------------------------------------------
(Address of principal executive offices)                          (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
    -----    -----
<PAGE>

                                   Form 10-Q
                                   ---------

                        Wells Real Estate Fund IX,L.P.
                        -------------------------------

                                     INDEX
                                     -----

                                                                        Page No.
                                                                        --------


PART I.  FINANCIAL INFORMATION

           Item 1. Financial Statements

                   Balance Sheets - June 30, 1999
                     and December 31, 1998................................. 3

                   Statements of Income for the Three Months and Six Months
                     Ended June 30, 1999 and 1998.......................... 4

                   Statements of Partners' Capital for the Year Ended
                     December 31, 1998 and the Six Months Ended
                     June 30, 1999......................................... 5

                   Statements of Cash Flows for the Six Months
                     Ended June 30, 1999 and 1998.......................... 6

                   Condensed Notes to Financial Statements................. 7

          Item 2. Management's Discussion and Analysis of Financial
                     Condition and Results of Operations................... 9

PART II.  OTHER INFORMATION................................................ 21

                                       2
<PAGE>

                        WELLS REAL ESTATE FUND IX, L.P.
                     (a Georgia Public Limited Partnership)

                                 BALANCE SHEETS

<TABLE>
<CAPTION>
               Assets                            June 30, 1999     December 31, 1998
               ------                            -------------     -----------------
<S>                                              <C>                  <C>
Investment in joint venture (Note 2)             $27,648,563          $28,119,579
Cash and Cash equivalents                            228,636              326,022
Due from affiliates                                  700,158              739,442
Deferred project costs                                 9,999               13,621
Organization costs, less accumulated
   amortization of $18,750 in December
   1998 and $21,875 in June 1999                       9,375               12,500
Prepaid expenses and other assets                      3,872                    0
                                                  ----------           ----------

             Total assets                        $28,600,603          $29,211,164
                                                 ===========          ===========

 Liabilities and Partners' Capital
 ---------------------------------

Liabilities:
    Accounts payable and accrued expenses        $     1,658          $     3,500
    Partnership distributions payable                695,564              681,204
                                                 -----------          -----------

             Total liabilities                       697,222              684,704
                                                 -----------          -----------

Partners' capital:
Limited partners:
   Class A - 3,040,732 units outstanding          25,906,375           25,646,950
   Class B - 459,268 units outstanding             1,997,006            2,879,510
                                                 -----------          -----------

             Total partners' capital              27,903,381           28,526,460
                                                 -----------          -----------
             Total liabilities and partners'
                 capital                         $28,600,603          $29,211,164
                                                 ===========          ===========

</TABLE>

           See accompanying condensed notes to financial statements.

                                       3
<PAGE>

                        WELLS REAL ESTATE FUND IX, L.P.
                     (a Georgia Public Limited Partnership)

                              STATEMENTS OF INCOME
<TABLE>
<CAPTION>

                                                        Three Months Ended                  Six Months Ended
                                                   ----------------------------        ----------------------------
                                                   June 30, 1999   June 30,1998        June 30, 1999   June 30,1998
                                                   -------------   ------------        -------------   ------------
<S>                                                <C>             <C>                 <C>             <C>
Revenues:
  Equity in income of joint ventures (Note 2)         420,584          378,933              829,668         654,450
  Interest income                                           0          (11,089)                   0          78,954
                                                     --------        ---------           ----------      ----------
                                                      420,584          367,844              829,668         733,404
                                                     --------        ---------           ----------      ----------

Expenses:
  Computer cost                                         2,247            1,852                4,681           3,838
  Partnership administration                           20,499           14,742               39,658          25,525
  Legal and accounting fees                             9,518           19,873               15,222          27,920
  Amortization of organization costs                    1,562            1,562                3,125           3,125
                                                     --------        ---------           ----------      ----------
                                                       33,826           38,029               62,686          60,408
                                                     --------        ---------           ----------      ----------
  Net income                                         $386,758        $ 329,815           $  766,982      $  672,996
                                                     ========        =========           ==========      ==========
Net income (loss) allocated to General
   Partners                                          $      0        $       0           $        0      $        0

Net income allocated to Class A Limited
   Partners                                          $689,221        $ 624,360           $1,374,266      $1,202,229

Net (loss) allocated to Class B Limited
   Partners                                          $302,463        $(294,545)          $ (607,284)     $ (529,233)

Net income per Class A Limited Partner
   Unit                                              $   0.23        $    0.21           $     0.45      $     0.41

Net (loss) per Class B Limited Partner
   Unit                                              $  (0.66)       $   (0.55)          $    (1.32)     $    (0.98)

Cash distribution per Class A Limited
   Partner Unit                                      $   0.23        $    0.21           $     0.45      $     0.38
</TABLE>

           See accompanying condensed notes to financial statements.

                                       4
<PAGE>

                        WELLS REAL ESTATE FUND IX, L.P.
                     (a Georgia Public Limited Partnership)

                         STATEMENT OF PARTNERS' CAPITAL
                    FOR THE YEAR ENDED DECEMBER 31, 1998 AND
                         SIX MONTHS ENDED JUNE 30, 1999

<TABLE>
<CAPTION>
                                                                    Limited Partners
                                                                    ----------------
                                                        Class A                        Class B                     Total
                                            ----------------------------       -------------------------          Partners'
                                              Units            Amount           Units           Amount             Capital
                                            ---------       ------------       -------       -----------        -----------
<S>                                         <C>              <C>              <C>            <C>                <C>
BALANCE, December 31, 1997                  2,949,776        $25,322,591       550,224       $ 4,186,127        $29,508,718

   Net income (loss)                                0          2,597,938             0        (1,147,983)         1,449,955
   Partnership distributions                        0         (2,432,213)            0                 0         (2,432,213)
   Class A conversion elections                40,099            158,634       (40,099)         (158,634)                 0
                                            ---------        -----------       -------       -----------        -----------

BALANCE, December 31, 1998                  2,989,875        $25,646,950       510,125       $ 2,879,510        $28,526,460
                                            ---------        -----------       -------       -----------        -----------

   Net income (loss)                                0          1,374,266             0          (607,284)           766,982
   Partnership distributions                        0         (1,390,061)            0                 0         (1,390,061)
   Class A conversion elections                54,965            310,278       (54,965)         (310,278)                 0
   Class B conversion elections                (4,108)           (35,058)        4,108            35,058                  0
                                            ---------        -----------       -------       -----------        -----------
BALANCE, June 30, 1999                      3,040,732        $25,906,375       459,268       $ 1,997,006        $27,903,381
                                            =========        ===========       =======       ===========        ===========
</TABLE>

           See accompanying condensed notes to financial statements.

                                       5
<PAGE>

                        WELLS REAL ESTATE FUND IX, L.P.
                     (a Georgia Public Limited Partnership)

                            STATEMENT OF CASH FLOWS
<TABLE>
<CAPTION>
                                                                              Six Months Ended
                                                                      ---------------------------------
                                                                      June 30, 1999       June 30, 1998
                                                                      -------------       -------------
<S>                                                                   <C>                 <C>
  Cash flow from operating activities:
   Net income                                                         $    766,983        $    672,996
     Adjustments to reconcile net income to net
        cash (used in) provided by operating activities:                  (829,668)           (654,450)
     Equity in income of joint venture
        Amortization of organization costs                                   3,125               3,125
     Changes in assets and liabilities:
          Prepaids and other assets                                         (3,872)            749,874
          Decrease in accounts payable                                      (3,500)                  0
          Due to affiliates                                                      0              13,237
                                                                      ------------        ------------
            Net cash (used in) provided by operating activities            (66,932)            784,782
                                                                      ------------        ------------

  Cash flow from investing activities:
    Investment in joint venture                                            (82,515)         (9,943,158)
    Distributions received from joint ventures                           1,426,106             773,970
                                                                      ------------        ------------
            Net cash provided by (used by) investing activities          1,343,591          (9,169,188)
                                                                      ------------        ------------

  Cash flow from financing activities:
    Distributions to partners from accumulated earning                  (1,374,044)           (954,034)
                                                                      ------------        ------------
            Net cash used in financing activities                       (1,374,044)           (954,034)
                                                                      ------------        ------------

 Net (decrease) in cash and cash equivalents                               (97,386)         (9,329,440)

 Cash and cash equivalents, beginning of year                              326,022           9,764,129
                                                                      ------------        ------------

 Cash and cash equivalents, end of period                             $    228,636        $    434,689
                                                                      ============        ============

 Supplemental disclosure of noncash investing
  activities:  Deferred project costs applied
  to joint venture activities                                         $      3,623        $    502,510
                                                                      ============        ============

</TABLE>
           See accompanying condensed notes to financial statements.

                                       6
<PAGE>

                        WELLS REAL ESTATE FUND IX, L.P.
                     (A Georgia Public Limited Partnership)

                     Condensed Notes to Financial Statement
                                 June 30, 1999

(1)  Summary of Significant Accounting Policies

(a) General
-----------

Wells Real Estate Fund IX, L.P. (the "Partnership") is a Georgia public limited
partnership having Leo F. Wells, III and Wells Partners, L.P., as General
Partners. The Partnership was formed on August 15, 1994, for the purpose of
acquiring, developing, constructing, owning, operating, improving, leasing, and
otherwise managing for investment purposes income producing commercial
properties or industrial properties.

On January 5, 1996, the Partnership commenced a public offering of up to
$35,000,000 of limited partnership units ($10.00 per unit) pursuant to a
Registration Statement on Form S-11 filed under the Securities Act of 1933. The
Partnership commenced active operations on February 12, 1996, when it received
and accepted subscriptions for 125,000 units. An aggregate requirement of
$2,500,000 of offering proceeds was reached on February 26,1996, 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 2,935,931 Class A Status Units, and 564,069 Class B Status 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 payment of
$1,400,000 in acquisition and advisory fees and acquisition expenses, payments
of $5,254,603 in selling commissions and organization and offering expenses, the
investment by the Partnership of $13,289,359 in the Fund VIII -Fund IX Joint
Venture, and the investment by the Partnership of $14,833,708 in the Fund IX-X-
XI-REIT Joint Venture, as of June 30, 1999, the Partnership was holding net
offering proceeds of $222,330 available for investment in properties, of which
$85,302 is being reserved for completion of the ABB Building owned by the Fund
IX-X-XI-REIT Joint Venture.

The Partnership owns interests in properties through equity ownership in the
following joint ventures: (i) Fund VIII and Fund IX Associates, a joint venture
between the Partnership and Wells Real Estate Fund VIII, L.P. (the "Fund VIII -
IX Joint Venture"), and (ii) Fund IX-X-XI-REIT Associates, a joint venture among
the Partnership, Wells Real Estate Fund X, L..P., Wells Real Estate Fund XI,
L.P. and Wells Operating Partnership, L.P. ("Wells OP"), a Delaware limited
partnership having Wells Real Estate Investment Trust, Inc. (the "Wells REIT"),
as its general partner, (the "Fund IX-X-XI-REIT Joint Venture").

As of June 30, 1999, the Partnership owned interests in the following properties
through its ownership of the foregoing joint ventures: (i) a four-story office
building in Madison, Wisconsin (the "US Cellular Office Building"), which is
owned by the Fund VIII - IX Joint Venture; (ii) a one-story office

                                       7
<PAGE>

building in Farmer's Branch, Texas (the "TCI Building"), which is owned by the
Fund VIII -IX Joint Venture; (iii) a three-story office building in Knoxville,
Tennessee (the "ABB Building"), which is owned by the Fund IX-X-XI-REIT Joint
Venture; (iv) a two-story office building in Irvine, California (the"Matsushita
Building"), which is owned by the Fund VIII - IX Joint Venture; (v) a two-story
office building in Boulder County, Colorado (the "Cirrus Logic Building"), which
is owned by the Fund VIII - IX Joint Venture; (vi) a two-story office building
in Boulder County, Colorado (the "Ohmeda Building"), which is owned by the Fund
IX-X-XI-REIT Joint Venture; (vii) a three-story office building located in
Boulder County, Colorado (the "360 Interlocken Building"), which is owned by the
Fund IX-X-XI-REIT Joint Venture; (viii) a one-story office building located in
Oklahoma City, Oklahoma (the "Lucent Technologies Building"), which is owned by
the Fund IX-X-XI-REIT Joint Venture; and (ix) a single-story warehouse and
office building located in Ogden, Weber County, Utah (the "Iomega Building"),
which is owned by the Fund IX-X-XI-REIT Joint Venture.

(b) Basis of Presentation
-------------------------

The financial statements of Wells Real Estate Fund IX, L.P. (the "Partnership")
have been prepared in accordance with instructions to Form 10-Q and do not
include all of the information and footnotes required by generally accepted
accounting principles for complete financial statements. These quarterly
statements have not been examined by independent accountants, but in the opinion
of the General Partners, the statements for the unaudited interim periods
presented include all adjustments, which are of a normal and recurring nature,
necessary to present a fair presentation of the results for such periods. For
further information, refer to the financial statements and footnotes included in
the Partnership's Form 10-K for the year ended December 31, 1998.

2)  Investment in Joint Ventures
--------------------------------

The Partnership owns interests in nine properties as of June 30, 1999, through
its ownership in joint ventures. The Partnership does not have control over the
operations of the joint ventures; however, it does exercise significant
influence. Accordingly, investment in joint ventures is recorded on the equity
method. For further information on investments in joint ventures, see Form 10-K
for the Partnership for the year ended December 31, 1998.

The following describes additional information about the properties in which the
Partnership owned an interest as of June 30, 1999:

Fund IX-X-XI-REIT Joint Venture
-------------------------------

Iomega
------

On March 22, 1999, the Fund IX-X-XI-REIT-Joint Venture purchased a 4 acre tract
of vacant land adjacent to the Iomega Building located in Ogden, Utah.  This
site is intended to be additional parking and loading dock area and will include
at least 400 new parking stalls and new site work for truck maneuver space, in
accordance with the requirements of the tenants and City of Ogden.  The
completion date of this project was July 31, 1999.  The tenant, Iomega
Corporation, has agreed to extend the term of its lease to April 30, 2009 and
will pay as additional base rent, an amount equal to

                                       8
<PAGE>

thirteen percent (13%) per annum payable in monthly installments of the direct
and indirect cost of acquiring the property and constructing the improvements.
This additional base rent was due and payable, commencing on May 1, 1999, and
was billed retroactively to the tenant in July, 1999.

The land was purchased at a cost of $212,000, excluding acquisition costs.  It
is anticipated that the total cost to complete the project will be $612,689.
The funds used to acquire the land and for the improvements were funded entirely
out of capital contributions from Wells Real Estate Fund XI to the Fund IX-X-XI-
REIT Joint Venture in the amount of $851,000.

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 of the Partnership and notes thereto.  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 could cause actual results to differ materially
from any forward-looking statement made in this Report, which include
construction costs which may exceed estimates, construction delays, lease-up
risks, inability to obtain new tenants upon expiration of existing leases, and
the potential need to fund tenant improvements or other capital expenditures out
of operating cash flow.

RESULTS OF OPERATIONS AND CHANGES IN FINANCIAL CONDITIONS
---------------------------------------------------------

General
-------

As of June 30, 1999, the developed properties owned by the Partnership were
99.8% occupied, whereas they were 95% occupied at June 30, 1998.  Gross revenues
of the Partnership were $829,668 for the six months ended June 30, 1999, as
compared to $733,404 for the six months ended June 30, 1998.  The increase was
attributable primarily to increased earnings from joint venture investments.
Expenses of the Partnership increased to $62,685 for the six months ended June
30, 1999, as compared to $60,408 for the same period in 1998.  Net income of the
Partnership was $766,983 for the six months ended June 30, 1999, as compared to
a net income of $672,996 for the six months ended June 30, 1998.

The Partnership's net cash (used in) provided by operating activities was
$(66,932) for 1999, as compared to $784,782 for 1998, which is due primarily to
changes in assets and liabilities.  Net cash (used in) provided by investing
activities increased to $1,343,591 from ($9,169,188). Net cash used in financing
activities increased from $954,034 to $1,374,044 due to the distribution to
partners from accumulated earnings. Cash and cash equivalents decreased from
$3,101,364 as of June 30, 1998 to $228,636 for the same period in 1999.

                                       9
<PAGE>

The Partnership's distributions from Net Cash from Operations accrued to Class A
Unit holders for the second quarter of 1999 was $ 0.23 per weighted average unit
compared to $0.21 for the same period in 1998.  The Partnership currently
anticipates that distributions will continue to be paid on a quarterly basis at
a level at least consistent with 1999 distributions.

Year 2000
---------

The Partnership is presently reviewing the potential impact of Year 2000
compliance issues on its information systems and business operations.  A full
assessment of Year 2000 compliance issues was begun in late 1997 and was
completed during the first half of 1999.  Renovations and replacements of
equipment have been and are being made as warranted. The costs incurred by the
Partnership and its affiliates thus far for renovations and replacements have
been immaterial.  As of June 30, 1999, all  testing of systems has been
completed.

As to the status of the Partnerships' information technology systems, it is
presently believed that all major systems and software packages are Year 2000
compliant. At the present time, it is believed that all non-major information
technology systems are Year 2000 compliant.  The cost to upgrade any
noncompliance systems is believed to be immaterial.

The Partnership has confirmed with the Partnership's vendors, including third-
party service providers such as banks, that their systems are Year 2000
compliant.

The Partnership relies on computers and operating systems provided by equipment
manufacturers, and also on application software designed for use with its
accounting, property management and investment portfolio tracking.  The
Partnership has primarily determined that any costs, problems or uncertainties
associated with the potential consequences of Year 2000 issues are not expected
to have a material impact on the future operations or financial condition of the
Partnership.  The Partnership will perform due diligence as to the Year 2000
readiness of each property owned by the Partnership and each property
contemplated for purchase by the Partnership.

The Partnership's reliance on embedded computer systems (i.e. microcontrollers)
is limited to facilities related matters, such as office security systems and
environmental control systems.

The Partnership is currently formulating contingency plans to cover any areas of
concern.  Alternate means of operating the business are being developed in the
unlikely circumstance that the computer and phone systems are rendered
inoperable.  An off-site facility from which the Partnership could operate is
being sought as well as alternate means of communication with key third-party
vendors.  A written plan is being developed for testing and dispensation to each
staff member of the General Partner of the Partnership.

Management believes that the Partnership's risk of Year 2000 problems is
minimal.  In the unlikely event there is a problem, the worst case scenarios
would include the risks that the elevator or security systems within the
Partnership's properties would fail or the key third-party vendors upon which
the Partnership relies would be unable to provide accurate investor information.
In the event that the elevator shuts down,  the Partnership has devised a plan
for each building whereby the tenants will use

                                       10
<PAGE>

the stairs until the elevators are fixed. In the event that the security system
shuts down, the Partnership has devised a plan for each building to hire
temporary on-site security guards. In the event that a third-party vendor has
Year 2000 problems relating to investor information, the Partnership intends to
perform a full system back-up of all investor information as of December 31,
1999, so that the Partnership will have accurate hard-copy investor information.

Liquidity and Capital Resources
-------------------------------

The Partnership expects to continue to meet its short-term liquidity
requirements generally through net cash provided by operations which the
Partnership believes will continue to be adequate to meet both operating
requirements and distributions to limited partners.

The Partnership expects to make future real estate investments, directly or
through investments in joint ventures, from limited partners' capital
contributions.  As of June 30, 1999, the Partnership was holding $222,330
available for investment in properties, including approximately $85,302, which
is being reserved to complete the ABB Building in Knoxville, Tennessee, owned by
the Fund IX-X-XI-REIT Joint Venture.

                                       11
<PAGE>

PROPERTY OPERATIONS
-------------------

As of June 30, 1999, the Partnership owned interests in the following
operational properties:

The TCI Building/Fund VIII - IX Joint Venture
---------------------------------------------

<TABLE>
<CAPTION>
                                                Three Months Ended               Six Months Ended
                                          ------------------------------  ------------------------------
                                          June 30, 1999   June 30, 1998   June 30, 1999   June 30, 1998
                                          --------------  --------------  --------------  --------------
<S>                                       <C>             <C>             <C>             <C>
Revenues:
Rental income                                  $113,795        $113,795        $227,589        $227,589
Interest income                                   4,738           7,700          13,659          15,150
                                               --------        --------        --------        --------
                                                118,533         121,495         241,248         242,739
                                               --------        --------        --------        --------

Expenses:
  Depreciation                                   41,649          41,649          83,297          86,297
  Management & leasing expenses                   4,335           4,300           8,635           8,600
  Other operating expenses                        3,033           1,815           7,165           4,973
                                               --------        --------        --------        --------
                                                 49,017          47,764          99,097          96,870
                                               --------        --------        --------        --------

Net income                                     $ 69,516        $ 73,731        $142,151        $145,869
                                               ========        ========        ========        ========

Occupied %                                          100%            100%            100%            100%

Partnership's Ownership % in the
  Fund VIII - Fund IX Joint Venture                45.2%           45.2%           45.2%           45.2%

Cash Distribution to Partnership               $ 47,405        $ 46,230        $ 96,220        $101,631

Net income allocated to the
  Partnership                                  $ 31,424        $ 33,484        $ 64,257        $ 68,434
</TABLE>

Net income has decreased for the six months ended June 30, 1999, as compared to
the same period in 1998, due primarily to decreased interest income and an
increase in landscape expenditure.

Cash distributions and net income allocated to the Partnership for the six month
period ended June 30, 1999 decreased, as compared to 1998, due to the decreased
net income.

                                       12
<PAGE>

The Matsushita Building/Fund VIII - IX Joint Venture
----------------------------------------------------

<TABLE>
<CAPTION>
                                                Three Months Ended               Six Months Ended
                                          ------------------------------  ------------------------------
                                          June 30, 1999   June 30, 1998   June 30, 1999   June 30, 1998
                                          --------------  --------------  --------------  --------------
<S>                                       <C>             <C>             <C>             <C>
Revenues:
Rental income                                  $164,378        $167,698        $328,757        $335,396
                                               --------        --------        --------        --------

Expenses:
  Depreciation                                   53,917          53,917         107,835         107,835
  Management & leasing expenses                   6,197           6,512          12,510          13,025
  Other operating expenses                       (3,588)          4,661             455          10,243
                                               --------        --------        --------        --------
                                                 56,526          65,090         120,800         131,103
                                               --------        --------        --------        --------

Net income                                     $107,852        $102,608        $207,957        $204,293
                                               ========        ========        ========        ========

Occupied %                                          100%            100%            100%            100%

Partnership's Ownership % in the
  Fund VIII - Fund IX Joint Venture                45.2%           45.2%           45.2%           45.2%

Cash Distribution to Partnership               $ 81,173        $ 75,241        $156,357        $155,094

Net income allocated to the
  Partnership                                  $ 48,752        $ 46,586        $ 94,003        $ 95,845
</TABLE>

Rental income decreased for the six months ended June 30, 1999, as compared to
the same period in 1998, due primarily to an adjustment to straight line rent in
1998, correcting 1997.  Other operating expenses have decreased in 1999, as
compared to 1998, due to a billing of 1998 common area maintenance expenses to
the tenant in 1999.  Tenants are billed an estimated amount for the current year
common area maintenance which is then reconciled the second quarter of the
following year and the difference billed to the tenant.

Wells OP entered into a development agreement for the construction of a two
story office building containing approximately 150,000 rentable square feet to
be erected on the Matsushita Property.  Wells OP entered into an Office Lease
with Matsushita Avionics Systems Corporation (Matsushita Avionics), pursuant to
which Matsushita Avionics agreed to lease all of the Matsushita Project upon its
completion.

Matsushita Avionics and the Fund VIII-IX Joint Venture have entered into a Lease
and Guaranty Termination Agreement dated February 18, 1999, pursuant to which
Matsushita Avionics will be vacating the existing building and relieved of any
of its obligations under the existing lease upon the Matsushita commencement
date of the new Matsushita lease.  In consideration for the Fund VIII-IX Joint
Venture releasing Matsushita Avionics from its obligations under the existing
lease and thereby allowing Wells OP to enter into the Matsushita lease with
Matsushita Avionics, Wells OP entered into a Rental Income Guaranty Agreement
dated as of February 18, 1999, whereby Wells OP guaranteed the Fund VIII-IX
Joint Venture that it will receive rental income on the existing building at
least equal

                                       13
<PAGE>

to the rent and building expenses that the Fund VIII-IX Joint Venture would have
received over the remaining term of the existing lease.

The Cirrus Logic Building/Fund VIII - IX Joint Venture
------------------------------------------------------

<TABLE>
<CAPTION>
                                                Three Months Ended               Six Months Ended
                                          ------------------------------  ------------------------------
                                          June 30, 1999   June 30, 1998   June 30, 1999   June 30, 1998
                                          --------------  --------------  --------------  --------------
<S>                                       <C>             <C>             <C>             <C>
Revenues:
Rental income                                  $184,539        $184,539        $369,078        $369,078
                                               --------        --------        --------        --------

Expenses:
  Depreciation                                   72,765          72,765         145,530         145,530
  Management & leasing expenses                  11,501           9,056          20,340          18,406
  Other operating expenses                      (87,942)         (9,950)        (82,322)         (8,049)
                                               --------        --------        --------        --------
                                                 (3,676)         71,871          83,538         155,887
                                               --------        --------        --------        --------

Net income                                     $188,215        $112,668        $285,540        $213,191
                                               ========        ========        ========        ========

Occupied %                                          100%            100%            100%            100%

Partnership's Ownership % in the
  Fund VIII - Fund IX Joint Venture                45.2%           45.2%           45.2%           45.2%

Cash distribution to Partnership               $110,909        $ 77,300        $180,734        $153,787

Net income allocated to the
  Partnership                                  $ 85,079        $ 51,352        $129,073        $100,132
</TABLE>

Rental income, depreciation and management and leasing fees remain relatively
stable while other operating expenses decreased for the six months ended June
30, 1999, as compared to the same period in 1998, due primarily to differences
in the annual adjustment for common area maintenance billing to the tenant.
Tenants are billed an estimated amount for the current year common area
maintenance which is then reconciled the second quarter of the following year
and the difference billed to the tenant.

                                       14
<PAGE>

The Cellular One Building/Fund VIII - IX Joint Venture
------------------------------------------------------

<TABLE>
<CAPTION>
                                                Three Months Ended               Six Months Ended
                                          ------------------------------  ------------------------------
                                          June 30, 1999   June 30, 1998   June 30, 1999   June 30, 1998
                                          --------------  --------------  --------------  --------------
<S>                                       <C>             <C>             <C>             <C>
Revenues:
Rental income                                  $320,519        $320,519        $641,038        $641,038
                                               --------        --------        --------        --------

Expenses:
  Depreciation                                  150,446         179,152         300,824         307,201
  Management & leasing expenses                  30,548          34,153          65,735          68,551
  Other operating expenses                       18,722          (2,005)         23,647         (18,548)
                                               --------        --------        --------        --------
                                                199,716         211,300         390,206         357,204
                                               --------        --------        --------        --------

Net income                                     $120,803        $109,219        $250,832        $283,834
                                               ========        ========        ========        ========

Occupied %                                          100%            100%            100%            100%

Partnership's Ownership % in the
  Fund VIII - Fund IX Joint Venture                45.2%           45.2%           45.2%           45.2%

Cash distribution to Partnership               $119,309        $152,679        $242,757        $290,704

Net income allocated to the
  Partnership                                  $ 54,607        $ 59,615        $113,384        $149,560
</TABLE>

Net income decreased for the six months ended June 30, 1999, as compared to
1998, due to a decrease in common area maintenance reimbursement billed in 1999
to the tenants.  1998 common area maintenance charges were over billed and were
adjusted in 1999. Tenants are billed an estimated amount for the current year
common area maintenance which is then reconciled the second quarter of the
following year and the difference billed to the tenant.  Cash distributions and
net income allocated to the Partnership have decreased in 1999, as compared to
1998, due to the increase in expenses resulting from the decrease offset by the
common area maintenance billings.

                                       15
<PAGE>

The ABB Building/Fund IX-X-XI-REIT Joint Venture
------------------------------------------------

<TABLE>
<CAPTION>
                                                Three Months Ended               Six Months Ended
                                          ------------------------------  ------------------------------
                                          June 30, 1999   June 30, 1998   June 30, 1999   June 30, 1998
                                          --------------  --------------  --------------  --------------
<S>                                       <C>             <C>             <C>             <C>
Revenues:
Rental income                                  $261,987        $190,986        $522,079        $381,972
Interest income                                  16,681               0          31,741               0
                                               --------        --------        --------        --------
                                                278,668         190,986         553,820         381,972
                                               --------        --------        --------        --------

Expenses:
  Depreciation                                  134,100          93,684         268,200         184,778
  Management & leasing expenses                  29,504          24,906          61,406          50,188
  Other operating expenses                       25,829           8,899           3,707          46,667
                                               --------        --------        --------        --------
                                                189,433         127,489         333,313         281,663
                                               --------        --------        --------        --------

Net income                                     $ 89,235        $ 63,497        $220,507        $100,339
                                               ========        ========        ========        ========

Occupied %                                        98.28%             67%          98.28%             67%

Partnership's Ownership % in the
  Fund IX-X-XI REIT Joint Venture                 38.96%           45.8%          38.96%           45.8%

Cash distribution to Partnership               $ 87,752        $ 79,428        $191,837        $112,049

Net income allocated to the
  Partnership                                  $ 34,772        $ 31,661        $ 86,721        $ 49,562
</TABLE>

Rental income increased in 1999, over 1998, due primarily to the increased
occupancy level of the property.  Total expenses increased in 1999, as compared
to 1998, due largely to the increase in depreciation expenses.  Other operating
expenses decreased for the six months ended June 30, 1999, as compared to the
same period in 1998, due primarily to differences in the annual adjustment for
common area maintenance billing to the tenants. Tenants are billed an estimated
amount for the current year common area maintenance which is then reconciled the
second quarter of the following year and the difference billed to the tenant.
Operating expenses were higher for the three month period ended June 30, 1999,
as compared to the six months ended June 30, 1999, because upon reconciliation
of the common area maintenance some tenants received credits for overpayments.
Cash distributions and net income allocated to the Partnership for the quarter
and six month period increased significantly in 1999, over 1998 amounts.  The
Partnership's ownership in the Fund IX-X-XI-REIT Joint Venture decreased in
1999, as compared to 1998, due to additional funding by Wells Fund X and Wells
Fund XI to the Joint Venture in 1999.

                                       16
<PAGE>

The Ohmeda Building/Fund IX-X-XI-REIT Joint Venture
---------------------------------------------------

<TABLE>
<CAPTION>
                                                Three Months Ended         Six Months Ended    Five Months Ended
                                          ------------------------------  -------------------  ------------------
                                          June 30, 1999   June 30, 1998      June 30, 1999       June 30, 1998
                                          --------------  --------------  -------------------  ------------------
<S>                                       <C>             <C>             <C>                  <C>
Revenues:
Rental income                                  $256,829        $254,939             $513,657            $389,023
                                               --------        --------             --------            --------

Expenses:
  Depreciation                                   81,576          81,576              163,152             135,960
  Management & leasing expenses                  12,058          17,928               23,675              17,928
  Other operating expenses                       (4,450)            610               (4,087)                (89)
                                               --------        --------             --------            --------
                                                 89,184         100,114              182,740             153,799
                                               --------        --------             --------            --------

Net income                                     $167,645        $154,825             $330,917            $235,224
                                               ========        ========             ========            ========

Occupied %                                          100%            100%                 100%                100%

Partnership's Ownership % in the
  Fund IX-X-XI REIT Joint Venture                 38.96%           45.8%               38.96%               45.8%

Cash distribution to Partnership               $ 94,888        $117,325             $189,536            $171,749

Net income allocated to the
  Partnership                                  $ 65,322        $ 78,049             $129,942            $116,653
</TABLE>

On February 13, 1998, the Fund IX-X-XI-REIT Joint Venture (formerly, the Fund
IX-X Joint Venture) acquired a two story office building containing
approximately 106,750 rentable square feet on a 15 acre tract of land located in
Louisville, Boulder County, Colorado (the "Ohmeda Building") for a purchase
price of $10,325,000 excluding acquisition costs.

The entire Ohmeda Building is currently under a net lease with Ohmeda, Inc. The
lease currently expires in January 2005.  Rental income remained relatively
stable for the three months ended June 30, 1999, as compared to the same period
in 1998.  The six month period ended June 30, 1999 cannot be compared to 1998
because that year covered approximately five months.  Other operating costs are
negative for the second quarter due to an offset of tenant reimbursements in
operating costs, as well as management and leasing fee reimbursements.  Cash
distributions and net income allocated to the Partnership increased for the six
month period ended June 30, 1999, as compared to the same period in 1998.

                                       17
<PAGE>

The 360 Interlocken Building/Fund IX-X-XI-REIT Joint Venture
------------------------------------------------------------

<TABLE>
<CAPTION>
                                                Three Months Ended         Six Months Ended    Four Months Ended
                                          ------------------------------  -------------------  ------------------
                                          June 30, 1999   June 30, 1998      June 30, 1999       June 30, 1998
                                          --------------  --------------  -------------------  ------------------
<S>                                       <C>             <C>             <C>                  <C>
Revenues:
Rental income                                  $207,758        $212,442             $414,279            $238,575
                                               --------        --------             --------            --------

Expenses:
  Depreciation                                   71,670          71,065              143,340              94,639
  Management & leasing expenses                  17,755          19,237               35,619              19,237
  Other operating expenses                       12,884         (48,278)              10,633             (48,278)
                                               --------        --------             --------            --------
                                                102,309          42,024              189,592              65,598
                                               --------        --------             --------            --------

Net income                                     $105,449        $170,418             $224,687            $172,977
                                               ========        ========             ========            ========

Occupied %                                          100%            100%                 100%                100%

Partnership's Ownership % in the
  Fund IX-X-XI -REIT Joint Venture                38.96%           45.8%               38.96%               45.8%

Cash distribution to Partnership               $ 68,433        $117,491             $143,311            $131,309

Net income allocated to the
  Partnership                                  $ 41,088        $ 85,679             $ 88,194            $ 87,031
</TABLE>

On March 20, 1998, the Fund IX-X-XI-REIT Joint Venture acquired a three-story
multi-tenant office building containing approximately 51,974 rentable square
feet on a 5.1 acre tract in Broomfield, Boulder County, Colorado (the "360
Interlocken Building") for a purchase price of $8,275,000, excluding acquisition
costs.

The 360 Interlocken Building was completed in December, 1996.  The first floor
has multiple tenants and contains 15,599 rentable square feet; the second floor
is leased to ODS Technologies, L.P. and contains 17,146 rentable square feet;
and the third floor is leased to Transecon, Inc. and contains 19,229 rentable
square feet.

Rental income remained relatively stable for the three month period ended June
30, 1999, as compared to the same period for 1998.  The six month period ended
June 30, 1999, cannot be compared to 1998 since those figures reflect only four
months activities.

Cash distributions and net income allocated to the Partnership for the three
months ended June 30, 1999, decreased as compared to the same period last year.
Operating expenses increased significantly for the period ended June 30, 1999 as
compared to the same period for 1998, largely attributed to the increase in
property taxes, utilities and security.  The Partnership's ownership interest in
the Fund IX-X-XI-REIT Joint Venture decreased in 1999, as compared to 1998, due
to additional funding by Wells Fund X and Wells Fund XI to the Joint Venture in
1999.

                                       18
<PAGE>

The Lucent Technologies Building/Fund IX-X-XI-REIT Joint Venture
----------------------------------------------------------------

<TABLE>
<CAPTION>
                                           Three Months Ended     One Month Ended    Six Months Ended   One Month Ended
                                          -------------------  -------------------  -----------------  -----------------
                                             June 30, 1999        June 30, 1998       June 30, 1999      June 30, 1998
                                          -------------------  -------------------  -----------------  -----------------
<S>                                       <C>                  <C>                  <C>                <C>
Revenues:
Rental income                                       $145,752              $ 9,885           $291,504            $ 9,885
                                                    --------              -------           --------            -------

Expenses:
  Depreciation                                        45,801                4,382             91,602              4,382
  Management & leasing expenses                        5,370                    0             10,739                  0
  Other operating expenses                             9,184                    0             12,198                  0
                                                    --------              -------           --------            -------
                                                      60,355                4,382            114,539             4 ,382
                                                    --------              -------           --------            -------

Net income                                          $ 85,397              $ 5,503           $176,965            $ 5,503
                                                    ========              =======           ========            =======

Occupied %                                               100%                 100%               100%               100%

Partnership's Ownership % in the
  Fund IX-X-XI-REIT Joint Venture                      38.96%                45.8%             38.96%              45.8%

Cash distribution to Partnership                    $ 46,638              $58,259           $ 96,459            $58,259

Net income allocated to the
  Partnership                                       $ 33,275              $ 2,519           $ 69,526            $ 2,519
</TABLE>

On June 24, 1998, Fund IX-X-XI-REIT Joint Venture acquired a one-story office
building containing approximately 57,186 rentable square feet on a 5.3 acre
tract of land in Oklahoma City, Oklahoma, (the "Lucent Technologies Building")
for a purchase price of $5,504,276, excluding acquisition cost.

The Lucent Technologies Building was completed in January, 1998, with Lucent
Technologies occupying the entire building.  Under the terms of the lease, the
tenant is responsible for all utilities, property taxes and other operating
expenses.

Since the Lucent Technologies Building was purchased by the IX-X-XI-REIT Joint
Venture in June, 1998, comparable income and expense figures for the three
months and six months ended June 30, 1998, only reflect one month's activity
thus, comparative financial information from the previous year's periods is not
available.  This, therefore, cannot be compared to the three months and six
months ended June 30, 1999, which covers three and six full months.

The Partnership's ownership in the Fund IX-X-XI-REIT Joint Venture decreased in
1999, as compared to 1998, due to additional funding by Wells Fund X and Wells
Fund XI to the Joint Venture.

                                       19
<PAGE>

The Iomega Building/Fund IX-X-XI-REIT Joint Venture
---------------------------------------------------

<TABLE>
<CAPTION>
                                                 Three Months Ended            Six Months Ended
                                          -------------     -------------       -------------
                                          June 30, 1999     June 30, 1998       June 30, 1999
                                          -------------     -------------       -------------
<S>                                       <C>               <C>                 <C>
Revenues:
Rental income                                 $123,873         $120,000            $247,746
                                              --------         --------            --------

Expenses:
  Depreciation                                  48,495           48,984              96,990
  Management & leasing expenses                  3,735            5,603               9,338
  Other operating expenses                       4,238            2,205               2,525
                                              --------         --------            --------
                                                56,468           56,792             108,853
                                              --------         --------            --------

Net income                                    $ 67,405         $ 63,208            $138,893
                                              ========         ========            ========

Occupied %                                         100%             100%                100%

Partnership's Ownership % in the
  Fund IX-X-XI-REIT Joint Venture                38.97%            0.00%              38.97%

Cash distribution to Partnership              $ 43,652         $      0            $ 89,614

Net income allocated to the
  Partnership                                 $ 26,265         $      0            $ 54,568
</TABLE>

On April 1, 1998, Wells Fund X acquired a single story warehouse and office
building containing approximately 108,250 rentable square feet on a 8.03 acre
tract of land in Ogden, Weber County, Utah (the "Iomega Building") for a
purchase price of $5,025,000.

On July 1, 1998, Wells Fund X contributed the Iomega Building to the Fund IX-X-
XI-REIT Joint Venture.  The Partnership acquired an interest in the Iomega
Building and began participating in income and distribution from this property
as of July 1, 1998.  The entire Iomega Building is under a net lease with Iomega
Corporation until July 31, 2006.

Since the Iomega Building was purchased in April 1998, comparable income and
expense figures for the period ended June 30, 1998 only reflect three months of
activity.

On March 22, 1999, the Fund IX-X-XI-REIT Joint Venture purchased a 4 acre tract
of vacant land adjacent to the Iomega Building located in Ogden, Utah.  This
site is intended to be additional parking and loading dock area and will include
at least 400 new parking stalls and new site work for truck maneuver space, in
accordance with the requirements of the tenants and City of Ogden.  The project
was competed on July 31, 1999.  The tenant, Iomega Corporation, has agreed to
extend the term of its lease to April 30, 2009 and will pay an additional base
rent, an amount equal to thirteen percent (13%) per annum payable in monthly
installments of the direct and indirect cost of acquiring the property and
constructing the improvements.  This additional base rent is due and payable,
commencing on May 1, 1999.

The land was purchased at a cost of $212,000, excluding acquisition costs. The
funds used to acquire the land and for the improvements are being funded
entirely out of capital contributions from Wells Real Estate Fund XI to the Fund
IX-X-XI-REIT Joint Venture in the amount of $851,000.  The project was completed
at a total cost of $874,625.  It is anticipated that the shortfall will be
funded by Wells Real Estate Fund XI.

                                       20
<PAGE>

                          PART II - OTHER INFORMATION
                          ---------------------------

     ITEM 6 (b). No reports were filed during the second quarter of 1999.

                                   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)
     Dated: August 10, 1999        By: /s/ Leo F. Wells, III
                                       ----------------------------------
                                       Leo F. Wells, III, as Individual
                                       General Partner and as President,
                                       Sole Director and Chief Financial
                                       Officer of Wells Capital, Inc., the
                                       General Partner of Wells Partners, L.P.

                                       21