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, 2003    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)

                  2800 N. Dallas Pkwy Suite 100
                    Plano, Texas  75093-5994

            (Address of principal executive offices)


Registrant's telephone number, including area code:  (972) 836-8000.


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, 2003 and
     December 31, 2002                                                Page 3

     Consolidated Statements of Operations for the Three and Nine
     months    Ended September 30, 2003 and 2002
                                                                      Page 4

     Consolidated Statements of Cash Flows for the Three and Nine
     months Ended September 30, 2003 and 2002
                                                                      Page 5



Item 2.  Results of Operations and Management's Discussion and
Analysis of
     Financial Condition                                              Page 6

     Liquidity and Capital Resources
                                                                      Page 7

     Other Information                                                Page 9

     Signatures                                                       Page 10

The statements, insofar as they relate to the period subsequent
to December 31, 2002 are Unaudited.


PART 1.   FINANCIAL INFORMATION

     Item 1.     Financial Statements

                     AMRECORP REALTY FUND II
              Condensed Consolidated Balance Sheets


                                               September 30,     December 31,
                                                   2003              2002
                                                (Unaudited)

ASSETS

Real Estate assets, at cost                       $580,045          $580,045
Land                                             4,783,433         4,783,433
Buildings and improvements                       5,363,478         5,363,478

Less: Accumulated depreciation                  (3,635,552)       (3,491,552)
Real estate, net                                 1,727,926         1,871,926

Investments in Real Estate

Held for Sale
Cash including cash investments                    194,880             7,833
Escrow deposits                                    171,242           259,836
Deferred Costs and Fees                             32,352            14,825
Other assets                                         1,150            14,966

           Total assets                         $2,127,550        $2,169,386



LIABILITIES AND PARTNERS' EQUITY:

LIABILITIES:
Mortgage and notes payable                      $2,146,863        $2,191,348
Payable to Affiliates                                    0            24,152
Interest payable                                         0            17,028
Real estate taxes payable                           87,685                 0
Security deposits                                   24,553            20,271
Accounts payable and accrued                        75,226           167,414
expenses

      Total liabilities                          2,334,327         2,420,213

PARTNERS CAPITAL (DEFICIT):
Limited Partners                                  (133,616)         (177,225)
General Partners                                   (73,161)          (73,602)

Total Partners Capital                            (206,777)         (250,827)
(Deficit)


   Total Liability and Partners Equity          $2,127,550        $2,169,386


     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                          2003          2002       2003          2002

    Rental income                $224,260   $219,561      $654,980   $654,861
    Other property                  3,839      5,942        15,029     15,852

      Total revenues              228,099    225,503       670,009    670,713

EXPENSES
    Salaries & wages               21,439     19,351        61,111     59,279
    Maintenance & repairs           8,124      9,418        21,230     21,178
    Utilities                       8,365      8,413        25,916     24,531
    Real estate taxes              29,250     28,916        87,750     86,414
    General administartive         13,672      8,383        30,201     34,797
    Contract services              12,451     11,971        35,974     32,455
    Insurance                       9,366      9,900        29,050     25,333
    Interest                       50,262     51,478       152,099    155,289
    Depreciation and amortization  48,000     48,000       144,000    144,000
    Property management fees       11,405     11,194        33,496     33,400
    Amortization of costs and fees  1,710      1,711         5,132      5,132


      Total expenses              214,044    208,735       625,959    621,808



        NET INCOME (LOSS)         $14,055    $16,768       $44,050    $48,905



NET INCOME PER SHARE                $0.97      $1.15         $3.03      $3.36



    See Notes to Condensed Consolidated Financial Statements




                     AMRECORP REALTY FUND II
         Condensed Consolidated Statement of Cash Flows
                            Unaudited


                                                          None Months Ended
                                                            September 30,
                                                          2003          2002

CASH FLOWS FROM OPERATING ACTIVITY
Net income (loss)                                      $44,050       $48,905

Adjustments to reconcile net income (loss)
 to net cash provided by operating activities:

Depreciation and amortization                          144,000       144,000

Net Effect of changes in operating accounts

Escrow deposits                                         88,594       (21,973)
Deferred Costs                                         (17,527)      (18,428)
Accrued real estate taxes                               87,685        86,414
Security deposits                                        4,282         1,164
Accounts payable                                       (92,188)      (74,867)
Other assets                                            13,816         9,294

   Net cash used by operating activities               272,712       174,509

CASH FLOWS FROM INVESTING ACTIVITIES
                                                             0             0
   Net cash used by investing activities                     0             0

CASH FLOWS FROM FINANCING ACTIVITIES
Repayment of mortgage notes payable                    (44,485)      (40,538)
Distribution to Limited Partners                             0      (218,160)
Proceeds from amounts due affiliates                   (24,152)          152
Increase in accrued interest                           (17,028)      (17,410)
 Net cash provided by financing activities             (85,665)     (275,956)

NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS   187,047      (101,447)
CASH AND CASH EQUIVALENTS, BEGINNING OF PERIOD           7,833       142,797
PERIOD

CASH AND CASH EQUIVALENT, END OF PERIOD               $194,880       $41,350


    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

At September 30, 2003 the Partnership owned one property, Chimney
Square Apartments located in Abilene Texas with approximately
126,554 net rentable square feet.

The occupancy of Chimney Square averaged 98.2% during the third
quarter of 2003 as compared to 95.3% for the third quarter of
2002.

THIRD QUARTER 2003 COMPARED TO THIRD QUARTER 2002

Revenue  from property operations increased $2,596 or 1.15%,  for
the third quarter of 2003, as compared to the 2002 third quarter.
Rental income increased $4,699 or 2.14% from higher rental rates.
Other  income  decreased  $2,103  or  35.39%  primarily  due   to
decreased fees.   The following table illustrates the components:


                                             Increase   Percent
                                            (Decrease)  Change

Rental income                                 $4,699     2.14%
Other property                                (2,103)   35.39%
                                              $2,596     1.15%

Property  operating expenses increased $5,310 or 2.54%,  for  the
third  quarter of 2003, as compared to the same period  in  2002.
This  was  primarily due from increased general &  administrative
costs.  General & administrative costs increased $5,289 or 63.09%
primarily due to increased mailing costs, and professional  fees.
Maintenance  &  repairs decreased $1,294 or 13.74%  due  to  less
demand  for  maintenance supplies. Payroll  increased  $2,088  pr
10.79%   due   to   increased  salaries.   The  following   table
illustrates the components by category:

                                             Increase   Percent
                                            (Decrease)  Change

Salaries & wages                              $2,088    10.79%
Maintenance & repairs                         (1,294)   13.74%
Utilities                                        (48)    0.57%
Real estate taxes                                334     1.16%
General administrative                         5,289    63.09%
Contract services                                480     4.01%
Insurance                                       (534)    5.39%
Interest                                      (1,216)    2.36%
Property management fees                         211     1.88%

Net Increase                                  $5,310     2.54%
(Decrease)



THIRD QUARTER 2002 COMPARED TO THIRD QUARTER 2001

Revenue  from property operations increased $3,383 or 1.52%,  for
the third quarter of 2002, as compared to the 2001 third quarter.
Rental income increased $5,191 or 2.42% from higher rental rates.
Other  income  decreased  $1,808  or  23.33%  primarily  due   to
decreased  late  charges and other fees.    The  following  table
illustrates the components:

                                             Increase   Percent
                                            (Decrease)  Change

Rental income                                 $5,191     2.42%
Other property                                (1,808)   23.33%
                                              $3,383     1.52%


Property operating expenses decreased $13,051 or 5.88%,  for  the
third  quarter of 2002, as compared to the same period  in  2001.
This  was primarily due from decreased general and administrative
costs.  General & administrative costs decreased primarily due to
partnership   mailings  being  charged  earlier  in   the   year.
Insurance   costs  increased  $4,263  or  75.63%  from  increased
premiums.  Maintenance and repairs decreased $5,450 or 36.66% due
to  fewer  outside  contractor repairs needed  on  the  property.
Salaries decreased $3,082 or 13.74% primarily due to decreased on-
site  maintenance.  Contract services increased $1,648 or  15.96%
due  to  higher  pest  control and cable  television  costs.  The
following table illustrates the components by category:

                                             Increase   Percent
                                            (Decrease)  Change

Salaries & wages                             ($3,082)   13.74%
Maintenance & repairs                         (5,450)   36.66%
Utilities                                     (1,300)   13.38%
Real estate taxes                              3,416    13.40%
General administrative                       (11,686)   58.23%
Contract services                              1,648    15.96%
Insurance                                      4,263    75.63%
Interest                                      (1,109)    2.11%
Property management fees                         249     2.28%

Net Increase                                ($13,051)    5.88%
(Decrease)

LIQUIDITY AND CAPITAL RESOURCES

While it is the General Partners primary intention to operate and
manage  the existing real estate investments, the General Partner
also  continually evaluates this investment in light  of  current
economic  conditions  and  trends to determine  if  these  assets
should  be  considered for disposal.  Accordingly,  in  1996  the
Partnership sold its investment in the shopping center located in
Lancaster,  Texas,  recognizing a  loss  of  $10,177.   Shorewood
Apartments,  an  apartment complex located  in  Charlotte,  North
Carolina  was sold in January 1997.  Net proceeds from  the  sale
were  1.3  million  dollars resulting  in  cash  distribution  of
$100.00 per unit.

As  of  September 30, 2003, the Partnership had $194,880 in  cash
and  cash  equivalents as compared to $7,833 as  of  December  31
2002.  The net increase in cash of $187,047 is principally due to
cash flow from operations.

On  September  30,  2002 the partnership distributed  $15.00  per
limited  partnership unit to units of record September 30,  2002.
This  distribution was made from excess cash on  hand  from  cash
flow from operations.
The  property  is  encumbered  by  non-recourse  mortgage  as  of
September  30,  2003, with an interest rate of  9.325%.  Required
principal  payments  on this mortgage note for  the  three  years
ended  December  31,  2005, are $53,082, $59,039  and  $2,079,227
respectively.

For  the  foreseeable  future, the Partnership  anticipates  that
mortgage   principal   payments   (excluding   balloon   mortgage
payments), improvements and capital expenditures will  be  funded
by  net  cash from operations.  The primary source of capital  to
fund   future  Partnership  acquisitions  and  balloon   mortgage
payments will be proceeds from the sale, financing or refinancing
of the properties.

On  February  7,  1995  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  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, CEO.

Management intends to continue operating the Partnership in its
present form while investigating options to improve operations of
the Partnership.
                    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.
                    None.

                    (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

     31.1                          Certification Pursuant to
                                   Rules 13a-14 and 15d-14 Under
                                   the Securities Exchange Act of
                                   1934, as Adopted Pursuant to
                                   Section 302 of the Sarbanes-
                                   Oxley Act of 2002, filed
                                   herewith.

     32.1                          Certification Pursuant to 18
                                   U.S.C. Section 1350, as
                                   Adopted Pursuant to Section
                                   906 of the Sarbanes-Oxley Act
                                   of 2002, filed herewith.









                         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, 2003

                              Exhibit 31.1

     CERTIFICATION PURSUANT TO RULES 13a-14 AND 15d-14 UNDER
   THE SECURITIES EXCHANGE ACT OF 1934, AS ADOPTED PURSUANT TO
          SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002


I Robert J. Werra, Acting Principal Executive Officer and Chief
Financial Amrecorp Realty Fund II ("the Company"), certify that:


1.     I  have reviewed this quarterly report on Form 10-Q of the
       Company;

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.     I   am   responsible  for  establishing  and   maintaining
       disclosure   controls  and  procedures  (as   defined   in
       Exchange  Act Rules 13a-15(e) and 15d-15(e)) and  internal
       control  over financial reporting (as defined in  Exchange
       Act  Rules  13a-15(f) and 15d-15(f)) for the  Company  and
       have:

  a.   designed  such  disclosure  controls  and  procedures,  or
       caused  such  disclosure controls  and  procedures  to  be
       designed  under  my supervision, to ensure  that  material
       information  relating to the company and its  consolidated
       subsidiaries  is made known to me by others  within  those
       entities, particularly for the periods presented  in  this
       quarterly report;

  b.   designed  such internal control over financial  reporting,
       or  caused  such internal control over financial reporting
       to   be   designed  under  my  supervision,   to   provide
       reasonable   assurance  regarding   the   reliability   of
       financial  reporting  and  the  preparation  of  financial
       statements  for  external  purposes  in  accordance   with
       generally accepted accounting principles.

  c.   evaluated  the  effectiveness of the Company's  disclosure
       controls  and procedures and presented in this  report  my
       conclusions  about  the effectiveness  of  the  disclosure
       controls  and  procedures, as of the  end  of  the  period
       covered by this report based on such evaluation; and



      CERTIFICATION PURSUANT TO RULES 13a-14 AND 15d-14 UNDER
      THE SECURITIES EXCHANGE ACT OF 1934, AS ADOPTED PURSUANT TO
      SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002 - continued


  d.   disclosed in this report any change in the Company's internal
       control  over  financial reporting that occurred  during  the
       Company's  most  recent fiscal quarter  that  has  materially
       affected,  or is reasonably likely to materially affect,  the
       Company's internal control over financial reporting; and


5.     I  have  disclosed  based  on my most  recent  evaluation  of
       internal  control over financial reporting, to the  Company's
       auditors  and  Audit Committee of the Board of Directors  (or
       persons fulfilling the equivalent function):

  a.   all  significant deficiencies and material weaknesses in  the
       design  or  operation  of  internal  control  over  financial
       reporting which are reasonably likely to adversely affect the
       Company's  ability to record, process, summarize, and  report
       financial data; and

  b.   any  fraud, whether or not material, that involves management
       or  other  employees  who  have a  significant  role  in  the
       Company's internal control over financial reporting.




  /s/ Robert J. Werra


  Robert J. Werra
  Acting Principal Executive Officer and Chief Financial Officer
  October 31, 2003













                            Exhibit 32.1

                      CERTIFICATION PURSUANT TO
                       18 U.S.C. SECTION 1350,
                       AS ADOPTED PURSUANT TO
            SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

  In connection with the Quarterly Report of Amrecorp Realty Fund II
  ("the  Company") on Form 10-Q for the period ending September  30,
  2003  as filed with the Securities and Exchange Commission on  the
  date  hereof ("the Report"), I, Robert J. Werra, Acting  Principal
  Executive  Officer  and Chief Financial Officer  of  the  Company,
  certify, pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of
  the Sarbanes-Oxley Act of 2002, that:

          (1)  The report fully complies with the requirements of section
            13(a) or 15(d) of the Securities Exchange Act of 1934, as
            amended; and

          (2)  The information contained in the Report fairly presents, in
            all material respects, the financial condition and results of
            operations of the Company.



  /s/ Robert J. Werra


  Robert J. Werra
  Acting Principal Executive Officer and Chief Financial Officer
  October 31, 2003