SECURITIES AND EXCHANGE COMMISSION

                         Washington, DC  20549

                               FORM 10-Q
                                   
              Quarterly Report Under Section 13 or 15(d)
                       of the Securities Exchange Act of 1934
                                   
     For Quarter Ended September 30, 1996    Commission file number
                                                     2-90654

                        AMRECORP REALTY FUND II

        (Exact name of registrant as specified in its charter)

              TEXAS                     75-1956009
 (State or other jurisdiction of      (IRS Employer
  incorporation or organization       Identification
                                         Number)

                     6210 Campbell Road Suite 140
                         Dallas, Texas  75248

               (Address of principal executive offices)


Registrant's telephone number, including area code:
                        (972) 380-8000.


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:  Y        No:


                  REGISTRANT IS A LIMITED PARTNERSHIP




                           TABLE OF CONTENTS
                                   
                                   
                                   

Item 1.  Financial Statements


The following Unaudited financial statements are filed herewith:

Consolidated Balance Sheet as of September 30, 1996 and
December 31, 1995                                 Page 3

Consolidated Statements of Operations for the Three and Nine
Months Ended September 30, 1996 and 1995          Page 4

Consolidated Statements of Cash Flows for the Nine Months Ended
September 30, 1996 and 1995                       Page  5

Notes to Consolidated Financial Statement         Page  6

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

Liquidity and Capital Resources                   Page 8

Other Information                                 Page 9

Signatures                                        Page 10

The statements, insofar as they relate to the period
subsequent to December 31, 1995, are Unaudited.
                                   

PART 1.   FINANCIAL INFORMATION

Item 1.     Financial Statements

                        AMRECORP REALTY FUND II
                 Condensed Consolidated Balance Sheets
                                   
                                   
                                September 30,    December 31,
                                    1996            1995
                                 (Unaudited)         
                                                   
ASSETS                                                    
Real Estate assets, at cost                               
Land                              $1,256,409     $1,858,048
Buildings and improvements         8,999,595     10,347,641
                                  10,256,004     12,205,689
Less: Accumulated                 (4,233,345)    (5,234,192)
depreciation
Real Estate, net                   6,022,659      6,971,497
                                                   
Cash including cash                1,025,332        254,189
investments
Escrow deposits                      183,269        143,417
Deferred cost  and fees               90,871         99,863
Other assets                          25,221         30,015
                                                   
TOTAL ASSETS                      $7,347,352     $7,498,981
                                                   
                                                   
LIABILITIES AND PARTNERS'EQUITY:
Note payable to affiliates                         
LIABILITIES                                        
Mortgage and notes payable        $5,065,416     $6,571,120
Amounts due affiliates                 9,731          4,379
Interest payable                         0          233,648
Real estate taxes payable             82,800            0
Security deposits                     36,466         43,778
Accounts payable &  accrued expenses  90,439        128,753
                                                   
                                                   
Total liabilities                  5,284,852      6,981,678
Partners Capital (Deficit)                         
Limited Partners                   2,162,028        632,283
General  Partner                    (99,528)      (114,980)
                                                   
Total Partners Capital             2,062,500        517,303
(Deficit)
                                                   
                                                   
Total Liability And
Partners Equity                   $7,347,352     $7,498,981
                                                          
                                   
       See notes to Condensed Consolidated Financial Statements
                                   
                                   
                                   
                        AMRECORP REALTY FUND II
            Condensed Consolidated Statement of Operations
                              (Unaudited)
                                   

                                                                          
                       Three Months Ended           Nine Months Ended           
                           September 30,                September 30,           
                             
REVENUES                     1996       1995       1996         1995     
                                                                          
Rental income              $402,441   $391,829  $1,220,431   $1,178,338   
Gain on sale of property  $1,687,725     $0     $1,687,725       $0       
Other income                19,368     6,767      36,532       33,366     
Total revenues             2,109,534  398,596    2,944,688   1,211,704    
                                                                          
EXPENSES                                                                  
Salaries & wages            41,260     40,824     121,753     121,357     
Maintenance & repairs       55,438    168,704     163,082     316,414     
Utilities                   18,518     18,590     55,584       55,810     
Real estate taxes           35,382     32,790     107,382     107,880     
General administrative      20,324     22,572     62,474       76,539     
Contract services           17,082     19,739     54,372       56,079     
Insurance                    7,637     9,022      25,447       26,812     
Interest                    131,474   150,197     428,316     461,590     
Amortization of deferred
costs and fees                3,452       0        11,105         0
Depreciation and
amortization                90,000    108,000     310,000     324,000
Property management fees    18,785     20,410     59,976       62,327     
Total expenses              439,352   590,848    1,399,491   1,608,808    
                                                                          
                                                                          
NET INCOME (LOSS)         $1,670,182 ($192,252) $1,545,197   ($397,104)   
                                                                          
                                                                          
NET INCOME PER SHARE        $114.84   $(13.22)    $106.24     $(27.30)    
                                                                          

                                   

       See Notes to Condensed Consolidated Financial Statements


                                   
                                   
                        AMRECORP REALTY FUND II
                                   
            Condensed Consolidated Statement of Cash Flows
                                   
                                                                    
                                                 Nine Months Ended
                                                   September 30,
                                                    1996      1995
                                                               
CASH FLOWS FROM OPERATING ACTIVITY                             
Net income (loss)                                 1545197   -397104
Adjustments to reconcile net income (loss) to                  
net cash provided by operating activities:                              
Depreciation and amortization                     -1000847  324000
Net Effect of changes in operating accounts                    
Escrow deposits                                    -39852   -218114
Deferred cost  and fees                             8992    -45358
Other assets                                        4794      75
Accrued real estate taxes                          82800    107880
Security deposits                                  -7312     3814
                                                               
                                                               
Net cash used by operating activities              593772   -224807
                                                               
                                                               
CASH FLOWS FROM INVESTING ACTIVITIES                           
Disposition of property                           1949685      0
Change in mortgage notes payable                  -1505704  358339
Increase in note payable - affiliates               5352     1199
Change in amounts due affiliate                   -233648    11918
Change in interest payable                         -38314    62490
Net cash provided by investing activities          177371   433946
NET INCREASE (DECREASE) IN CASH AND CASH
EQUIVALENTS                                        771143   209139
CASH AND CASH EQUIVALENTS, BEGINNING OF PERIOD     254189     480
CASH AND CASH EQUIVALENTS, END OF PERIOD          1025332   209619
                                   
                                   
       See Notes to Condensed Consolidated Financial Statements
                                   
Basis of Presentation:

Certain information and footnote disclosures normally included in
financial statements prepared in accordance with generally accepted
accounting principles have been condensed or omitted pursuant to such
rules and regulations, although the Partnership believes that the
disclosures are adequate to make the information presented not
misleading.  It is suggested that these condensed financial statements
be read in conjunction with the financial statements and notes thereto
included in the Partnership's latest annual report on Form 10-K.
                                   
                                   
Item 2. RESULTS OF OPERATIONS AND MANAGEMENT'S DISCUSSION AND ANALYSIS
OF FINANCIAL CONDITION

Results of Operations

THIRD QUARTER 1996 COMPARED TO THIRD QUARTER 1995

Revenue from property operations increased $1,710,398 or 429.4%, for
the third quarter of 1996, as compared to the 1995 third quarter. The
increase is primarily due to the gain on sale of Lancaster.  The
following table illustrates the components,

                                   
                               Three Month
                                Comparison
                                     
                                 Increase
                                (Decrease)
                                              
Rental income                           10,612
Gain on sale of property             1,687,725
Other income                            12,601
Net Increase (Decrease)              1,710,938
                                              
                                   

property operating expenses decreased $151,496 or 25.46%, for the third
quarter of 1996, as compared to the same period in 1995, primarily due
to a decrease in maintenance and repairs, which was a result of repairs
made on the Shorewood Apartments in the first quarter of 1995.  The
following table illustrates the components by category,

                                  Increase
                                 (Decrease)
                                               
Salaries & wages                            436
Maintenance & repairs                 (113,266)
Utilities                                  (72)
Real estate taxes                         2,592
General administrative                  (2,248)
Contract services                       (2,657)
Insurance                               (1,385)
Interest                               (18,723)
Amortization of deferred                  3,452
costs and fees
Depreciation and                       (18,000)
amortization
Property management fees                (1,625)
Net Increase (Decrease)               (151,496)



NINE MONTHS ENDED SEPTEMBER 1996 COMPARED TO NINE MONTHS ENDED
SEPTEMBER 1995


Revenue from property operations increased $1,732,984 or 143.02% for
the first nine months of 1996, as compared to the first nine months of
1995. The increase was primarily due to the gain on the sale of
Lancaster .  The following tables illustrates the components, :


                                     Increase
                                    (Decrease)
                                                  
Rental income                               42,093
Gain on sale of property                 1,687,725
Other income                                 3,166
Net Increase (Decrease)                  1,732,984
                                                  



Property operating expenses decreased $209,317 or 13.01%, for the first
nine months of 1996, as compared to the same period in 1995, primarily
due to a decrease in maintenance and repairs, which was a result of
repairs made on the Shorewood Apartments in the first quarter of 1995.
The follows table illustrates the components by category,

                                        Increase
                                       (Decrease)
                                                      
Salaries & wages                                  396
Maintenance & repairs                        (153,332)
Utilities                                        (226)
Real estate taxes                                (498)
General administrative                        (14,065)
Contract services                              (1,707)
Insurance                                      (1,365)
Interest                                      (33,274)
Amortization of deferred costs and fees        11,105
Depreciation and amortization                 (14,000)
Property management fees                       (2,351)
Net Increase (Decrease)                      (209,317)
                                                      
                                                      





LIQUIDITY AND CAPITAL RESOURCES




The Partnership has incurred losses from operations for the years
ended December 31, 1995 and 1993. There are no further commitments for
limited partner contributions or general partner funding of cash flow
deficits. Accordingly, the Partnership's ability to continue its
present form is uncertain. The refinancing of the Partnership's
mortgage loans, described below, plus an improvement in the markets
where these properties are located has benefited the Partnership's
financial position. Management intends to continue operating the
partnership in its present form while investigating options to improve
operations of the Partnership.
     
On February 7, 1996 the Partnership refinanced the loan on Chimney
Square Apartments. The original loan matured and a new $2,475,000 loan
bearing interest at 9.325% per year was secured from Newport Mortgage
Company L.P. The loan matures on March 1, 2005. In connection with this
loan, the lender required, and the Partnership provided, a new single
asset partnership known as Chimney Square Apartments, owned 99% by the
Fund.
     
In May 2, 1995 the Partnership refinanced the loan on Shorewood
Apartments. A new $2,725,000 loan bearing interest at 7.75% per year
replaced the original loan bearing interest at 11.75%. The new loan
with John Hancock Mutual Life Insurance Company matures on September 1,
2001.
     
During 1991, the Partnership defaulted on its required mortgage
note payments on the Lancaster Place Shopping Center mortgage note. The
Partnership entered into an agreement with the note holder
(Transamerica) to pay net operating income until the note matured in
1993. In November 1993 the general partner negotiated the purchase of
the mortgage note from Transamerica Life Insurance Company. The
Partnership had no ability to purchase the note  and the consequence
would have been the foreclosure of the property. The general partner
modified the note after his purchase of it to enable the partnership to
retain ownership of the Lancaster Place Shopping Center. Effective
November, 1993 the modified note calls for monthly payments of interest
only from available cash flow from the property until maturity,
September 30, 1998. During 1993, the Partnership recorded an impairment
amount of $150,607.
     
February, 1991, Amrecorp Realty Inc., resigned as the Managing
General Partner of the Partnership. As was communicated to all limited
partners, this step was taken in order to minimize any effect that
Amrecorp's financial difficulties might have on the partnership.
Management of the Partnership's assets is performed by Univesco, Inc.,
a Texas corporation, Robert J. Werra, President.

Management intends to continue operating the Partnership in its
present form while investigating options to improve operations of the
Partnership and to refinance and modify the existing indebtedness.
However, there is no assurance management will be successful in its
efforts, in which case the partnership's assets could be foreclosed
upon the Partnership would cease to be a going concern.

In August 1996 the Fund sold Lancaster Place Shopping Center, a
fee simple interest in a neighborhood shopping center, located in
Lancaster, Texas.  Lancaster was  purchased in 1984 and contained
53,860 square feet on approximately 7.89 acres of land with paved
surface parking for 372 cars.  The sales price was $1,000,000  Each
limited partner received a distribution of $50 (fifty dollars) per
$1,000 unit.
                         Part II

                    Other Information


Item 1.                  Legal Proceedings
                    See Part I Item 2. Management's Discussion and
                    Analysis of Financial Conditions and Results of
                    Operations.


Item 2.                  Changes in Securities.
                    None

Item 3.                  Defaults upon Senior Securities
                    None

Item 4.                  Submission of Matter to a Vote of Security
Holders.
                    None

Item 5.                  Other Information
                    None

Item 6.                  Exhibits and Reports on Form 8-K

(A)  The following documents are filed herewith or incorporated
herein by reference as indicated as Exhibits:



Exhibit Designation
                           Document Description

                           Limited Partnership Agreement
                           incorporated by reference to
                           Registration Statement
                           No. 2-90654 effective
                           July 6,1984.

                           Limited Partnership Agreement
                           incorporated by reference to
                           Registration Statement
                           No. 2-90654 effective
                           July 6,1984.

     11                       Not Applicable
     15                       Not Applicable
     18                       Not Applicable
     19                       Not Applicable
     20                       Not Applicable
     23                       Not Applicable









                         SIGNATURES


   Pursuant to the requirements of the Securities Exchange Act of
   1934, the registrant has duly caused this report to be signed on
   its behalf by the undersigned thereunto duly authorized.
     
     
                         AMRECORP REALTY FUND II
                         a Texas limited partnership
     
     
     
                         By:  /s/ Robert J. Werra
                              Robert J. Werra,
                              General Partner
     
     
     
     
     
     
     Date October 31, 1996