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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549





FORM 10-Q







|x | QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
|- | ---------------------------------------------------------------------------------------

For the quarterly period ended September 30, 2010

OR



| ̈ | TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
|- | ----------------------------------------------------------------------------------------

Commission file number: 0-16467





RANCON REALTY
FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

(Exact name of registrant as specified in its charter)







|                                                               |  |                                     
|-------------------------------------------------------------- |  | ------------------------------------
|California                                                     |  | 33-0098488                          
|(State or other jurisdiction of
incorporation or organization) |  | (I.R.S. Employer Identification No.)
|                                                               | 
|400 South El Camino Real, Suite 1100                           |  |                                     
|San Mateo, California                                          |  | 94402-1708                          
|(Address of principal executive offices)                       |  | (Zip Code)                          

(650)
343-9300

(Registrants telephone number, including area code)





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   ̈

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule
405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such
files).    Yes   ̈    No   ̈

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See definition of accelerated filer, large
accelerated filer and smaller reporting company in Rule 12b-2 of the Exchange Act. (Check one):



|                        |  |   |  |                           |  |  
|----------------------- |  | - |  | ------------------------- |  | -
|Large Accelerated Filer |  |  ̈ |  | Accelerated Filer         |  |  ̈
|                        |  |   | 
|Non-accelerated Filer   |  |  ̈ |  | Smaller reporting company |  | x

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act).    Yes   ̈    No  x









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INDEX

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP



|           |  |                                                                                                       |    |          |       | 
|---------- |  | ----------------------------------------------------------------------------------------------------- | -- | -------- | ----- | 
|           |  |                                                                                                       |    | Page No. |      
|           |  |                                                                                                      
|           |  | PART I FINANCIAL INFORMATION                                                                          |    |          |       | 
|           |  |                                                                                                      
|Item 1.    |  | Consolidated Financial Statements of Rancon Realty Fund V (Unaudited):                                |    |          |       | 
|           |  |                                                                                                      
|           |  | Consolidated Balance Sheets as of September 30, 2010 and December 31, 2009                            |    |          | 3     | 
|           |  |                                                                                                      
|           |  | Consolidated Statements of Operations for the three and nine months ended September 30, 2010 and
2009 |    |          | 4     | 
|           |  |                                                                                                      
|           |  | Consolidated Statement of Partners Equity for the nine months ended September 30,
2010               |    |          | 5     | 
|           |  |                                                                                                      
|           |  | Consolidated Statements of Cash Flows for the nine months ended September 30, 2010 and
2009           |    |          | 6     | 
|           |  |                                                                                                      
|           |  | Notes to Consolidated Financial Statements                                                            |    |          | 7-15  | 
|           |  |                                                                                                      
|Item 2.    |  | Managements Discussion and Analysis of Financial Condition and Results of
Operations                 |    |          | 16-20 | 
|           |  |                                                                                                      
|Item 3.    |  | Qualitative and Quantitative Disclosures About Market Risk                                            |    |          | 20    | 
|           |  |                                                                                                      
|Item 4.    |  | Controls and Procedures                                                                               |    |          | 20    | 
|           |  |                                                                                                      
|Item 4T.   |  | Controls and Procedures                                                                               |    |          | 20    | 
|           |  |                                                                                                      
|           |  | PART II OTHER INFORMATION                                                                             |    |          |       | 
|           |  |                                                                                                      
|Item 1.    |  | Legal Proceedings                                                                                     |    |          | 21    | 
|           |  |                                                                                                      
|Item 1A.   |  | Risk Factors                                                                                          |    |          | 21    | 
|           |  |                                                                                                      
|Item 2.    |  | Unregistered Sales of Equity Securities and Use of Proceeds                                           |    |          | 21    | 
|           |  |                                                                                                      
|Item 3.    |  | Defaults Upon Senior Securities                                                                       |    |          | 21    | 
|           |  |                                                                                                      
|Item 4.    |  | [Removed and Reserved]                                                                                |    |          | 21    | 
|           |  |                                                                                                      
|Item 5.    |  | Other Information                                                                                     |    |          | 21    | 
|           |  |                                                                                                      
|Item 6.    |  | Exhibits                                                                                              |    |          | 21    | 
|           | 
|SIGNATURES |  |                                                                                                       | 22 |         



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PART I. FINANCIAL INFORMATION



|Item 1. | Financial Statements
|------- | --------------------

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Consolidated Balance Sheets

(in thousands, except units outstanding)

(Unaudited)



|                                                                                                                                  |  |               |         |   |              |   |         |  
|--------------------------------------------------------------------------------------------------------------------------------- |  | ------------- | ------- | - | ------------ | - | ------- | -
|                                                                                                                                  |  | September 30, |         |   | December 31, |  
|                                                                                                                                  |  | 2010          |         |   | 2009         |  
|Assets                                                                                                                            |  |               |         |   |              |   |         |  
|Investments in real estate:                                                                                                       |  |               |         |   |              |   |         |  
|Rental properties                                                                                                                 |  | $             | 81,729  |   |              | $ | 83,672  |  
|Accumulated depreciation                                                                                                          |  |               | (28,565 | ) |              |   | (25,941 | )
|                                                                                                                                  |  |               |         |   |              |   |         |  
|Rental properties, net                                                                                                            |  |               | 53,164  |   |              |   | 57,731  |  
|                                                                                                                                  |  |              
|Land held for development                                                                                                         |  |               | 1,494   |   |              |   | 1,494   |  
|                                                                                                                                  |  |               |         |   |              |   |         |  
|Total investments in real estate                                                                                                  |  |               | 54,658  |   |              |   | 59,225  |  
|                                                                                                                                  |  |              
|Cash and cash equivalents                                                                                                         |  |               | 5,206   |   |              |   | 5,507   |  
|Accounts receivable, net                                                                                                          |  |               | 485     |   |              |   | 70      |  
|Deferred costs, net of accumulated amortization of $2,349 and $2,234 as of September 30, 2010 and December 31, 2009,
respectively |  |               | 2,340   |   |              |   | 2,802   |  
|Prepaid expenses and other assets                                                                                                 |  |               | 3,198   |   |              |   | 3,162   |  
|                                                                                                                                  |  |               |         |   |              |   |         |  
|Total assets                                                                                                                      |  | $             | 65,887  |   |              | $ | 70,766  |  
|                                                                                                                                  |  |               |         |   |              |   |         |  
|Liabilities and Partners Equity (Deficit)                                                                                        |  |               |         |   |              |   |         |  
|Liabilities:                                                                                                                      |  |               |         |   |              |   |         |  
|Notes payable                                                                                                                     |  | $             | 52,952  |   |              | $ | 53,651  |  
|Accounts payable and other liabilities                                                                                            |  |               | 1,158   |   |              |   | 889     |  
|Prepaid rent                                                                                                                      |  |               | 332     |   |              |   | 611     |  
|                                                                                                                                  |  |               |         |   |              |   |         |  
|Total liabilities                                                                                                                 |  |               | 54,442  |   |              |   | 55,151  |  
|                                                                                                                                  |  |               |         |   |              |   |         |  
|Commitments and contingent liabilities (Note 7)                                                                                   |  |               |         |   |              |   |         |  
|                                                                                                                                  |  |              
|Partners Equity (Deficit):                                                                                                       |  |               |         |   |              |   |         |  
|General Partner                                                                                                                   |  |               | (1,848  | ) |              |   | (1,431  | )
|Limited partners, 83,898 limited partnership units outstanding as of September 30, 2010 and December 31,
2009                     |  |               | 13,293  |   |              |   | 17,046  |  
|                                                                                                                                  |  |               |         |   |              |   |         |  
|Total partners equity                                                                                                            |  |               | 11,445  |   |              |   | 15,615  |  
|                                                                                                                                  |  |               |         |   |              |   |         |  
|Total liabilities and partners equity                                                                                            |  | $             | 65,887  |   |              | $ | 70,766  |  
|                                                                                                                                  |  |               |         |   |              |   |         |  

The accompanying notes are an integral part of these consolidated financial statements.



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RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Consolidated Statements of Operations

(in thousands, except per unit amounts and units outstanding)

(Unaudited)



|                                                                 |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  
|---------------------------------------------------------------- |  | ------------------ | ------ | - | ----------------- | - | ------ | ---- |  | - | ------ | - |  | - | ------ | -
|                                                                 |  | Three Months Ended |        |   | Nine Months Ended |  
|                                                                 |  | September 30,      |        |   | September 30,     |  
|                                                                 |  | 2010               |        |   | 2009              |   |        | 2010 |  |   | 2009   |  
|Operating revenue                                                |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  
|Rental revenue and other                                         |  | $                  | 3,174  |   |                   | $ | 3,430  |      |  | $ | 9,773  |   |  | $ | 10,378 |  
|Tenant reimbursements                                            |  |                    | 275    |   |                   |   | 242    |      |  |   | 696    |   |  |   | 979    |  
|                                                                 |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  
|Total operating revenue                                          |  |                    | 3,449  |   |                   |   | 3,672  |      |  |   | 10,469 |   |  |   | 11,357 |  
|                                                                 |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  
|Operating expenses                                               |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  
|Property operating expenses                                      |  |                    | 2,110  |   |                   |   | 2,053  |      |  |   | 5,300  |   |  |   | 5,234  |  
|Depreciation and amortization                                    |  |                    | 1,609  |   |                   |   | 1,291  |      |  |   | 4,117  |   |  |   | 3,839  |  
|Provision for impairment                                         |  |                    | 2,300  |   |                   |   |       |      |  |   | 2,300  |   |  |   |       |  
|General and administrative                                       |  |                    | 191    |   |                   |   | 212    |      |  |   | 649    |   |  |   | 725    |  
|                                                                 |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  
|Total operating expenses                                         |  |                    | 6,210  |   |                   |   | 3,556  |      |  |   | 12,366 |   |  |   | 9,798  |  
|                                                                 |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  
|Operating (loss) income                                          |  |                    | (2,761 | ) |                   |   | 116    |      |  |   | (1,897 | ) |  |   | 1,559  |  
|                                                                 |  |                    |        |  
|Interest and other income                                        |  |                    | 1      |   |                   |   | 3      |      |  |   | 4      |   |  |   | 10     |  
|Interest expense (including amortization of loan fees)           |  |                    | (763   | ) |                   |   | (768   | )    |  |   | (2,277 | ) |  |   | (2,314 | )
|                                                                 |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  
|Net loss                                                         |  | $                  | (3,523 | ) |                   | $ | (649   | )    |  | $ | (4,170 | ) |  | $ | (745   | )
|                                                                 |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  
|Basic and diluted net loss per limited partnership unit          |  | $                  | (37.80 | ) |                   | $ | (6.96  | )    |  | $ | (44.73 | ) |  | $ | (8.00  | )
|                                                                 |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  
|Weighted average number of limited partnership units outstanding |  |                    | 83,898 |   |                   |   | 83,898 |      |  |   | 83,898 |   |  |   | 83,898 |  
|                                                                 |  |                    |        |   |                   |   |        |      |  |   |        |   |  |   |        |  

The accompanying notes are an integral part of these consolidated financial statements.



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RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Consolidated Statement of
Partners Equity

For the nine months ended September 30, 2010

(in thousands)

(Unaudited)



|                                        |         |         |        |          |         |   |        |   |  |   |        |  
|--------------------------------------- | ------- | ------- | ------ | -------- | ------- | - | ------ | - |  | - | ------ | -
|                                        |         | General |        |          | Limited |   |        |   | 
|                                        | Partner |         |        | Partners |         |   | Total  |  
|Balance (deficit) at December 31, 2009  |         | $       | (1,431 | )        |         | $ | 17,046 |   |  | $ | 15,615 |  
|                                        |         |         |       
|Net loss                                |         |         | (417   | )        |         |   | (3,753 | ) |  |   | (4,170 | )
|                                        |         |         |        |          |         |   |        |   |  |   |        |  
|Balance (deficit) at September 30, 2010 |         | $       | (1,848 | )        |         | $ | 13,293 |   |  | $ | 11,445 |  
|                                        |         |         |        |          |         |   |        |   |  |   |        |  

The accompanying notes are an integral part of these consolidated financial statements.



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RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Consolidated Statements of Cash Flows

(in thousands)

(Unaudited)



|                                                                                |  |                   |        |   |      |   |       |  
|------------------------------------------------------------------------------- |  | ----------------- | ------ | - | ---- | - | ----- | -
|                                                                                |  | Nine Months Ended |       
|                                                                                |  | September 30,     |       
|                                                                                |  | 2010              |        |   | 2009 |  
|Cash flows from operating activities:                                           |  |                   |        |   |      |   |       |  
|Net loss                                                                        |  | $                 | (4,170 | ) |      | $ | (745  | )
|Adjustments to reconcile net loss to net cash provided by operating activities: |  |                   |        |   |      |   |       |  
|Depreciation and amortization                                                   |  |                   | 4,117  |   |      |   | 3,839 |  
|Amortization of loan fees, included in interest expense                         |  |                   | 60     |   |      |   | 60    |  
|Provision for impairment of real estate                                         |  |                   | 2,300  |   |      |   |      |  
|Changes in certain assets and liabilities:                                      |  |                   |        |   |      |   |       |  
|Accounts receivable                                                             |  |                   | (444   | ) |      |   | (84   | )
|Deferred costs                                                                  |  |                   | (378   | ) |      |   | (377  | )
|Prepaid expenses and other assets                                               |  |                   | (36    | ) |      |   | (629  | )
|Accounts payable and other liabilities                                          |  |                   | 316    |   |      |   | (69   | )
|Prepaid rent                                                                    |  |                   | (279   | ) |      |   | 144   |  
|                                                                                |  |                   |        |   |      |   |       |  
|Net cash provided by operating activities                                       |  |                   | 1,486  |   |      |   | 2,139 |  
|                                                                                |  |                   |        |   |      |   |       |  
|Cash flows from investing activities:                                           |  |                   |        |   |      |   |       |  
|Additions to real estate investments                                            |  |                   | (1,117 | ) |      |   | (896  | )
|Payments received from tenant improvement note receivable                       |  |                   | 29     |   |      |   | 26    |  
|                                                                                |  |                   |        |   |      |   |       |  
|Net cash used in investing activities                                           |  |                   | (1,088 | ) |      |   | (870  | )
|                                                                                |  |                   |        |   |      |   |       |  
|Cash flows from financing activities:                                           |  |                   |        |   |      |   |       |  
|Notes payable principal payments                                                |  |                   | (699   | ) |      |   | (661  | )
|Return of excess distribution to General Partner                                |  |                   |       |   |      |   | 11    |  
|                                                                                |  |                   |        |   |      |   |       |  
|Net cash used in financing activities                                           |  |                   | (699   | ) |      |   | (650  | )
|                                                                                |  |                   |        |   |      |   |       |  
|Net (decrease) increase in cash and cash equivalents                            |  |                   | (301   | ) |      |   | 619   |  
|                                                                                |  |                  
|Cash and cash equivalents at beginning of period                                |  |                   | 5,507  |   |      |   | 4,545 |  
|                                                                                |  |                   |        |   |      |   |       |  
|Cash and cash equivalents at end of period                                      |  | $                 | 5,206  |   |      | $ | 5,164 |  
|                                                                                |  |                   |        |   |      |   |       |  
|Supplemental disclosure of cash flow information:                               |  |                   |        |   |      |   |       |  
|Cash paid for interest                                                          |  | $                 | 2,217  |   |      | $ | 2,254 |  
|                                                                                |  |                   |        |   |      |   |       |  
|Supplemental disclosure of non-cash operating activities:                       |  |                   |        |   |      |   |       |  
|Write-off of fully depreciated rental property assets                           |  | $                 | 715    |   |      | $ | 1,603 |  
|                                                                                |  |                   |        |   |      |   |       |  
|Write-off of fully amortized deferred costs                                     |  | $                 | 725    |   |      | $ | 624   |  
|                                                                                |  |                   |        |   |      |   |       |  

The accompanying notes are an integral part of these consolidated financial statements.



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RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial
Statements

(Unaudited)

Note 1. ORGANIZATION

Rancon Realty Fund V, a California Limited Partnership (the
Partnership), was organized in accordance with the provisions of the California Revised Limited Partnership Act for the purpose of acquiring, developing, operating and disposing of real property. The Partnership was organized in 1985 and
reached final funding in February 1989. The general partners of the Partnership are Daniel L. Stephenson and Rancon Financial Corporation (RFC), hereinafter collectively referred to as the General Partner. RFC is wholly owned by Daniel
L. Stephenson. The Partnership has no employees.

As of September 30, 2010, there were 83,898 Units (Units) outstanding.

The Partnership commenced on May 8, 1985 and shall continue until December 31, 2015, unless previously terminated in accordance
with the provisions of the Partnership Agreement.

Allocation of Net Income and Net Loss

Allocation of net income and net loss is made pursuant to the terms of the Partnership Agreement. Generally, net income and net losses from operations are
allocated 90% to the limited partners and 10% to the General Partner; however, if the limited partners or the General Partner would have, as a result of an allocation of cumulative net losses, a deficit balance in their capital accounts, then net
losses shall not be allocated to the limited partners or General Partner, as the case may be , so as to create a capital account deficit, but such losses shall be allocated to the limited partners or General Partner with positive capital account
balances until the positive capital account balances of such other partners are reduced to zero. However, if deficits are the result of cumulative distributions in excess of earnings, losses will continue to be allocated to the General Partner.
Capital accounts shall be determined after taking into account all other allocations and distributions for the fiscal year.

Net income other
than net income from operations shall be allocated as follows: (i) first, to the partners who have a deficit balance in their capital account, provided that, in no event shall the General Partner be allocated more than 5% of the net income
other than net income from operations until the earlier of sale or disposition of substantially all of the assets or the distribution of cash (other than cash from operations) equal to the Unit holders original invested capital;
(ii) second, to the limited partners in proportion to and to the extent of the amounts required to increase their capital accounts to an amount equal to the sum of the adjusted invested capital of their units plus an additional cumulative
non-compounded 12% return per annum (plus additional amounts depending on the date Units were purchased); (iii) third, to the partners in the minimum amount required to first equalize their capital accounts in proportion to the number of units
owned, and then, to bring the sum of the balances of the capital accounts of the limited partners and the General Partner into the ratio of 4 to 1; and (iv) the balance, if any, 80% to the limited partners and 20% to the General Partner. In no
event shall the General Partner be allocated less than 1% of the net income other than net income from operations for any period.

Net loss
other than net loss from operations is allocated 99% to the limited partners and 1% to the General Partner. Such net losses will be allocated among limited partners as necessary to equalize their capital accounts in proportion to their Units, and
thereafter will be allocated in proportion to their Units.

The terms of the Partnership Agreement call for the General Partner to restore any
deficit that may exist in its capital account after allocation of gains and losses from the sale of the final property owned by the Partnership, but prior to any liquidating distributions being made to the partners, provided that in no event shall
the General Partner be obligated to contribute more than the lesser of (i) the negative balance in its capital account, or (ii) 1.01 percent of the capital contributions made to the Partnership by the limited partners for their Units.

Distribution of Cash

The Partnership shall make annual or more frequent distributions of substantially all cash available to be distributed to partners as determined by the General Partner, subject to the following:
(i) distributions may be restricted or suspended for limited periods when the General Partner determines in its absolute discretion that it is in the best interests of the Partnership; and (ii) all distributions are subject to the payment
of Partnership expenses and maintenance of reasonable reserves for debt service, alterations and improvements, maintenance, replacement of furniture and fixtures, working capital and contingent liabilities.

All excess cash from operations shall be distributed 90% to the limited partners and 10% to the General Partner.



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RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements(Continued)

(Unaudited)





All cash from sales or refinancing
and any other cash determined by the General Partner to be available for distribution other than cash from operations shall be distributed in the following order of priority: (i) first, 1% to the General Partner and 99% to the limited partners
in proportion to the outstanding positive amounts of Adjusted Invested Capital (as defined in the Partnership Agreement) for each of their Units until Adjusted Invested Capital (as defined in the Partnership Agreement) for each Unit is reduced to
zero; (ii) second, 1% to the General Partner and 99% to the limited partners until each of the limited partners has received an amount which, including cash from operations previously distributed to the limited partners, equals a 12% annual
cumulative non-compounded return on the Adjusted Invested Capital (as defined in the Partnership Agreement) of their Units plus such limited partners Limited Incremental Preferential Return (as defined in the Partnership Agreement), if any,
with respect to each such Unit, on the Adjusted Investment Capital (as defined in the Partnership Agreement) of such Units for the twelve month period following the date upon which such Unit was purchased from the Partnership and following the
admission of such limited partner; (iii) third, 99% to the General Partner and 1% to the limited partners, until the General Partner has received an amount equal to 20% of all distributions of cash from sales or refinancing; and (iv) the
balance, 80% to the limited partners, pro rata in proportion to the number of Units held by each, and 20% to the General Partner.

Note 2.
SIGNIFICANT ACCOUNTING POLICIES

Basis of Presentation

The accompanying financial statements present the consolidated financial position of the Partnership and its subsidiaries as of September 30, 2010
and December 31, 2009, and the consolidated results of operations of the Partnership and its subsidiaries for the three and nine months ended September 30, 2010 and 2009 and cash flows of the Partnership for the nine months ended
September 30, 2010 and 2009. All significant intercompany transactions, receivables and payables have been eliminated in consolidation.

In the opinion of the General Partner, the accompanying unaudited consolidated financial statements contain all adjustments (consisting of only normal
accruals) necessary to present fairly the consolidated financial position of the Partnership as of September 30, 2010 and December 31, 2009, and the related consolidated statements of operations for the three and nine months ended
September 30, 2010 and 2009, the consolidated statement of partners equity for the nine months ended September 30, 2010 and the consolidated statement of cash flows for the nine months ended September 30, 2010 and 2009.

Use of Estimates

The preparation of financial statements in conformity with generally accepted accounting principles in the United States of America (GAAP) requires management to make estimates and assumptions
that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported results of operations during the reporting period. Actual results could differ
from those estimates.

Rental Properties

Rental properties, including the related land, are stated at depreciated cost unless events or circumstances indicate that such amounts cannot be recovered, in which case, the carrying value of the
property is reduced to its estimated fair value. Estimated fair value is computed using estimated sales price, as determined by prevailing market values for comparable properties and/or the use of capitalization rates applied to annualized net
operating income based upon the age, construction and use of the building. Due to uncertainties inherent in the valuation process and in the economy, it is reasonably possible that the actual results of operating and disposing of the
Partnerships properties could be materially different than current expectations. Rental properties are reviewed for impairment whenever there is a triggering event and at least annually.

Depreciation is provided using the straight-line method over the useful lives of the respective assets. The useful lives are as follows:



|                          |  |                                                    
|------------------------- |  | ---------------------------------------------------
|Building and improvements |  | 5 to 40 years                                      
|Tenant improvements       |  | Lesser of the initial term of the related lease, or
|                          |  | the estimated useful life of the improvements      
|Furniture and equipment   |  | 5 to 7 years                                       



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RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements(Continued)

(Unaudited)





Construction
in Progress and Land Held for Development

Construction in progress and land held for development are stated at
cost unless events or circumstances indicate that cost cannot be recovered, in which case, the carrying value is reduced to estimated fair value. Estimated fair value is computed using estimated sales price, based upon market values for comparable
properties and considers the cost to complete and the estimated fair value of the completed project. Construction in progress and land held for development are reviewed for impairment whenever there is a triggering event and at least annually.

The pre-development costs for a new project are capitalized and include survey fees and consulting fees. Interest, property taxes and
insurance related to the new project are capitalized during periods when activities that are necessary to get the project ready for its intended use are in progress. The capitalization ends when the construction is substantially completed and the
project is ready for its intended use.

Real Estate Impairment Charges

The Partnership conducted a comprehensive review of all real estate assets in accordance with guidance related to accounting for the impairment or
disposal of long lived assets, which indicates that asset values should be analyzed whenever events or changes in circumstances indicate that the carrying value of a property may not be fully recoverable. The process entailed the analysis of each
asset for instances where the book value exceeded the estimated fair value. As a result of changing market conditions, one of the Partnerships real estate assets was written down to fair value and a non-cash impairment charge was recognized.

In order to comply with disclosure requirements as outlined in the guidance, the designation of the level of inputs used in the fair value
models must be determined. Inputs used in establishing fair value for real estate assets generally fall within level three, which are characterized as requiring significant judgment as little or no current market activity may be available for
validation. The main indicator used to establish the classification of the inputs was current market conditions that, in many instances, resulted in the use of significant estimates in establishing fair value measurements.

The estimated fair value of the rental properties was based on the Partnerships current market information which was used to determine
capitalization and rental growth rates. When market information was not readily available, the inputs were based on managements understanding of market conditions and the experience of the management team, although actual results could differ
significantly from managements estimates. Additional impairments may be necessary in the future in the event that market conditions deteriorate and impact the drivers used to estimate fair value. The impairment charge recognized on this asset,
which is shown below (in thousands), represents the difference between the carrying value and the estimated fair value for the three and nine month periods ended September 30, 2010 and 2009, respectively.



|                  |      |               |       |      |               |   |   | 
|----------------- | ---- | ------------- | ----- | ---- | ------------- | - | - | 
|                  |      | September 30, |       |      | September 30, |  
|                  | 2010 |               |       | 2009 |              
|Rental Properties |      | $             | 2,300 |      |               | $ |  | 

Fair Value of
Investments

The Partnership adopted policies related to the accounting for fair value measurements effective January 1, 2008. The
guidance related to accounting for fair value measurements defines fair value and establishes a framework for measuring fair value in order to meet disclosure requirements for fair value measurements. Fair value is defined as the exchange price that
would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. This guidance also
establishes a fair value hierarchy which requires an entity to maximize the use of observable inputs and minimize the use of unobservable inputs when measuring fair value. This hierarchy describes three levels of inputs that may be used to measure
fair value.

Financial assets and liabilities recorded at fair value on the consolidated balance sheets are categorized based on the inputs to
the valuation techniques as follows:

Level 1. Quoted prices in active markets for identical assets or liabilities. Level 1 assets and
liabilities include debt and equity securities and derivative contracts that are traded in an active exchange market.



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RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements(Continued)

(Unaudited)





Level 2. Observable inputs other
than Level 1 prices, such as quoted prices for similar assets or liabilities; quoted prices in markets that are not active; or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the
assets or liabilities. Level 2 assets and liabilities include debt securities with quoted prices that are traded less frequently than exchange-traded instruments and derivative contracts whose value is determined using a pricing model with inputs
that are observable in the market or can be derived principally from or corroborated by observable market data.

Level 3. Unobservable inputs
that are supported by little or no market activity and that are significant to the fair value of the assets or liabilities. Level 3 assets and liabilities include financial instruments whose value is determined using pricing models, discounted cash
flow methodologies, or similar techniques, as well as instruments for which the determination of fair value requires significant management judgment or estimation using unobservable inputs. This category generally includes long-term derivative
contracts, real estate and unconsolidated joint ventures.

The Partnership adopted policies with respect to the fair value of assets and
liabilities on January 1, 2008. There was no material impact on the Partnerships financial position, results of operations and cash flows as a result of adoption.

Fair Value Measurements as of September 30, 2010

(in thousands of dollars)



|                  |  |                                   |       |  |       |   |       | 
|----------------- |  | --------------------------------- | ----- |  | ----- | - | ----- | 
|                  |  | Assets /Liabilities at Fair Value |      
|                  |  | Level 3                           |       |  | Total |  
|Rental Properties |  | $                                 | 3,395 |  |       | $ | 3,395 | 

Cash and Cash
Equivalents

The Partnership considers money market funds with original maturities of less than ninety days when purchased to be cash
equivalents.

Deferred Costs

Deferred loan fees are capitalized and amortized on a straight-line basis, which approximates the effective interest method, over the life of the related loan. Lease commissions are capitalized and
amortized on a straight-line basis over the initial fixed term of the related lease agreements.

Revenues

The Partnership recognizes rental revenue on a straight-line basis over the term of the leases. Actual amounts collected could be
lower or higher than the amounts recognized on a straight-line basis if specific tenants are unable to pay rent that the Partnership has previously recognized as revenue. For tenants with percentage rent, the Partnership recognizes revenue when the
tenants specified sales targets have been met. The reimbursements from tenants for real estate taxes and other recoverable operating expenses are recognized as revenue on an estimated basis during the current year. The Partnership develops a
revised estimate of the amount recoverable from tenants based on updated expenses for the year and amounts to be recovered and records adjustments to income in the current year financial statement accounts. Any final changes in estimate based on
lease-by-lease reconciliations and tenant negotiations and collection are recorded in the period those negotiations are settled.

Net (Loss) Income Per Limited Partnership Unit

Net (loss) income per Unit is
calculated using the weighted average number of Units outstanding during the period and the limited partners allocable share of the net (loss) income.

Effective January 1, 2009, the Partnership adopted guidance which improves the comparability of earnings per unit calculations for master limited partnerships (MLPs) with incentive distribution
rights (IDRs). As such, the distributions should impact the calculation of earnings per unit (EPU) using the two-class method.



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RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements(Continued)

(Unaudited)





Net loss per Unit is as follows
(in thousands, except for weighted average units and per unit amounts):



|                                                                                    |  |                            |      |   |                           |   |        |                    |  |   |                    |   |  |                |        |   |                 |   |      |                |  |   |                 |   |  |   |     |   |  |   |        |  
|----------------------------------------------------------------------------------- |  | -------------------------- | ---- | - | ------------------------- | - | ------ | ------------------ |  | - | ------------------ | - |  | -------------- | ------ | - | --------------- | - | ---- | -------------- |  | - | --------------- | - |  | - | --- | - |  | - | ------ | -
|                                                                                    |  | For the three months ended |      |   | For the nine months ended |  
|                                                                                    |  | September 30, 2010         |      |   | September 30, 2009        |   |        | September 30, 2010 |  |   | September 30, 2009 |  
|(Loss) Income allocation:                                                           |  | GeneralPartner             |      |   | LimitedPartners           |   |        | GeneralPartner     |  |   | LimitedPartners    |   |  | GeneralPartner |        |   | LimitedPartners |   |      | GeneralPartner |  |   | LimitedPartners |  
|Net loss                                                                            |  | $                          | (352 | ) |                           | $ | (3,171 | )                  |  | $ | (65                | ) |  | $              | (584   | ) |                 | $ | (417 | )              |  | $ | (3,753          | ) |  | $ | (74 | ) |  | $ | (671   | )
|Weighted average number of limited partnership units outstanding during each period |  |                            |      |   |                           |   | 83,898 |                    |  |   |                    |   |  |                | 83,898 |   |                 |   |      |                |  |   | 83,898          |   |  |   |     |   |  |   | 83,898 |  
|Basic and diluted loss per limited partnership unit                                 |  |                            |      |   |                           | $ | (37.80 | )                  |  |   |                    |   |  | $              | (6.96  | ) |                 |   |      |                |  | $ | (44.73          | ) |  |   |     |   |  | $ | (8.00  | )

The calculation of net (loss) income per
Unit assumes that the income (loss) otherwise allocable to the limited partners is first used to fund distributions to the General Partner. As discussed in Note 1, because distributions of available cash have exceeded cumulative earnings and the
General Partner has a deficit, the General Partner would restore that deficit in liquidation (subject to the limitation referred to under Note 1 (Organization  Allocation of Net Income and Net Loss) above. The calculation of net
(loss) income per Unit does not assume a liquidation in the periods presented and therefore the net (loss) income per limited partner Unit may be less than what would be realized in a liquidation due to the requirement for the General Partner to
restore its capital account deficits.

Partners Equity

The only significant activity affecting partners equity for the nine months ending September 30, 2009 was the net loss as there were no
contributions or distributions.

Income Taxes

No provision for income taxes is included in the accompanying consolidated financial statements as the Partnerships results of operations are allocated to the partners for inclusion in their
respective income tax returns. Net (loss) income and partners equity (deficit) for financial reporting purposes will differ from the Partnerships income tax return because of different accounting methods used for certain items, including
depreciation expense, provisions for impairment of investments in real estate, capitalization of development period interest and rental income and loss recognition.

Concentration Risk

One tenant (Northrop Grumman Corporation) represented 16% and
15% of rental revenue for the nine months ended September 30, 2010 and September 30, 2009, respectively.

Recently Issued Accounting Pronouncements

In June 2009, the Financial Accounting Standards Board (the FASB) issued the FASB Accounting Standards Codification (Codification) which identifies the sources of accounting principles and the
framework for selecting the principles used in the preparation of an entitys financial statements that are presented in conformity with GAAP. Effective September 30, 2009, the Partnership adopted the Codification, which did not have any
impact on the Partnerships financial statements.

In May 2009, the FASB issued guidance related to disclosures of subsequent events
which involves accounting for and disclosure of events that occur after the balance sheet date but before financial statements are issued or are available to be issued. This adoption did not have any impact on the Partnerships financial
statements.

Reference to 2009 audited consolidated financial statements

These unaudited consolidated financial statements should be read in conjunction with the notes to audited consolidated financial statements included in
the Partnerships December 31, 2009 audited consolidated financial statements on Form 10-K.



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##### Table of Contents

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements(Continued)

(Unaudited)





Note 3. INVESTMENTS IN REAL
ESTATE

Rental properties consist of the following (in thousands):



|                                 |  |               |         |   |              |   |         |  
|-------------------------------- |  | ------------- | ------- | - | ------------ | - | ------- | -
|                                 |  | September 30, |         |   | December 31, |  
|                                 |  | 2010          |         |   | 2009         |  
|Land                             |  | $             | 6,944   |   |              | $ | 6,944   |  
|Land and improvements            |  |               | 1,536   |   |              |   | 1,536   |  
|Buildings                        |  |               | 56,293  |   |              |   | 58,644  |  
|Building and tenant improvements |  |               | 16,956  |   |              |   | 16,548  |  
|                                 |  |               |         |   |              |   |         |  
|                                 |  |               | 81,729  |   |              |   | 83,672  |  
|Less: accumulated depreciation   |  |               | (28,565 | ) |              |   | (25,941 | )
|                                 |  |               |         |   |              |   |         |  
|Total rental properties, net     |  | $             | 53,164  |   |              | $ | 57,731  |  
|                                 |  |               |         |   |              |   |         |  

As of September 30, 2010, the Partnerships rental properties included nine office properties and four retail
properties (see detailed listing of properties in Managements Discussion and Analysis of Financial Condition and Results of Operations).

The Partnership conducts a comprehensive review of all real estate assets in accordance with the guidance related to accounting for the impairment or
disposal of long lived assets, which indicates that asset values should be analyzed whenever events or changes in circumstances indicate that the carrying value of a property may not be fully recoverable. The process entails the analysis of each
asset for instances where book value exceeded the estimated fair value. As a result of continued vacancy and the expectation that, based on current market conditions, it will take longer to lease up the building than previously projected, the
Partnerships Three Parkside property was written down to fair value and a non-cash impairment charge of $2,300,000 was recognized in the quarter ended September 30, 2010.

The impairment charge disclosed above does not impact the Partnerships liquidity, cost and availability of credit or affect the Partnerships compliance with its various financial covenants
under its credit facilities.

Note 4. LAND HELD FOR DEVELOPMENT

Land held for development consists of the following (in thousands):



|                                                                                                                                             |  |               |       |  |              |   |       | 
|-------------------------------------------------------------------------------------------------------------------------------------------- |  | ------------- | ----- |  | ------------ | - | ----- | 
|                                                                                                                                             |  | September 30, |       |  | December 31, |  
|                                                                                                                                             |  | 2010          |       |  | 2009         |  
|East Lake Restaurant Pad (includes approximately 0.3 acres of land with a cost basis of $166 as of September 30, 2010 and
December 31, 2009) |  | $             | 451   |  |              | $ | 451   | 
|Land held for development (approximately 4.1 acres of land as of September 30, 2010 and December 31,
2009)                                   |  |               | 1,043 |  |              |   | 1,043 | 
|                                                                                                                                             |  |               |       |  |              |   |       | 
|Total land held for development                                                                                                              |  | $             | 1,494 |  |              | $ | 1,494 | 
|                                                                                                                                             |  |               |       |  |              |   |       | 



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##### Table of Contents

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements(Continued)

(Unaudited)





Note 5. NOTES PAYABLE

Notes payable consists of the following (in thousands):



|                                                                                                                                                                                                                                                   |  |               |        |  |              |   |        | 
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- |  | ------------- | ------ |  | ------------ | - | ------ | 
|                                                                                                                                                                                                                                                   |  | September 30, |        |  | December 31, |  
|                                                                                                                                                                                                                                                   |  | 2010          |        |  | 2009         |  
|Note payable #1 collateralized by first deeds of trust on seven properties. The note has a fixed interest rate of 5.46%, a
maturity date of January 1, 2016 with a 30-year amortization requiring monthly principal and interest payments of $151. |  | $             | 24,881 |  |              | $ | 25,218 | 
|Note payable #2 collateralized by first deeds of trust on four properties. The note has a fixed interest rate of 5.61%, a
maturity date of May 1, 2016 with a 30-year amortization requiring monthly principal and interest payments of $173.      |  |               | 28,071 |  |              |   | 28,433 | 
|                                                                                                                                                                                                                                                   |  |               |        |  |              |   |        | 
|Total notes payable                                                                                                                                                                                                                                |  | $             | 52,952 |  |              | $ | 53,651 | 
|                                                                                                                                                                                                                                                   |  |               |        |  |              |   |        | 

Note payable #1 is collateralized by Ballys Health Club, Carnegie Business Center II, Lakeside Tower, Outback
Steakhouse, Pat & Oscars, Palm Court Retail #3 and One Carnegie Plaza. Note payable #2 is collateralized by Brier Corporate Center, One Parkside, Two Parkside and Two Carnegie Plaza.

The annual maturities on the Partnerships notes payable as of September 30, 2010, are as follows (in thousands):



|           |  |   |        | 
|---------- |  | - | ------ | 
|2010       |  | $ | 239    | 
|2011       |  |   | 992    | 
|2012       |  |   | 1,048  | 
|2013       |  |   | 1,107  | 
|2014       |  |   | 1,171  | 
|Thereafter |  |   | 48,395 | 
|           |  |   |        | 
|Total      |  | $ | 52,952 | 
|           |  |   |        | 



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##### Table of Contents

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements(Continued)

(Unaudited)





Note 6. RELATED PARTY
TRANSACTIONS

In May 2006, the Partnership extended its then current Property Management and Services Agreement (the Agreement)
with Glenborough Properties L.P. (Glenborough) through December 31, 2009. Effective March 1, 2009, the Partnership and Glenborough LLC again amended the Agreement, to reduce certain fees (as noted below) charged by Glenborough
LLC, and extend the term of the agreement through December 31, 2015, or if earlier, until the completion of sale of all real property assets of the Partnership. The Partnership engaged Glenborough LLC to perform services for the following fees:



|                                                                                                                                                                                                                                                                                                                                                                                               |  |                   |         |  |               |   |         | 
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- |  | ----------------- | ------- |  | ------------- | - | ------- | 
|                                                                                                                                                                                                                                                                                                                                                                                               |  | Nine Months Ended |        
|                                                                                                                                                                                                                                                                                                                                                                                               |  | September 30,     |         |  | September 30, |  
|                                                                                                                                                                                                                                                                                                                                                                                               |  | 2010              |         |  | 2009          |  
|(i) property management fees of 2.5% effective March 1, 2009, and 3% prior to that, of gross rental revenue which was
included in property operating expenses in the accompanying consolidated statements of operations                                                                                                                                                                        |  | $                 | 254,000 |  |               | $ | 278,000 | 
|(ii) a construction services fee which was capitalized and included in rental properties on the accompanying consolidated balance
sheets                                                                                                                                                                                                                                                       |  |                   | 18,000  |  |               |   | 110,000 | 
|(iii) an asset and Partnership management fee which was included in general and administrative expenses in the accompanying
consolidated statements of operations                                                                                                                                                                                                                              |  |                   | 187,000 |  |               |   | 196,000 | 
|(iv) a leasing services fee which was included in the deferred costs on the accompanying consolidated balance
sheets                                                                                                                                                                                                                                                                           |  |                   | 129,000 |  |               |   | 90,000  | 
|(v) a sales fee of 1% for all properties, as amended and effective March 1, 2009                                                                                                                                                                                                                                                                                                               |  |                   |        |  |               |   |        | 
|(vi) a financing services fee of 1% of the gross loan amount which was included in the deferred costs on the accompanying
consolidated balance sheets                                                                                                                                                                                                                                          |  |                   |        |  |               |   |        | 
|(vii) a development fee equal to 5% of the hard costs of the development project which was included in the construction in
progress and /or rental properties on the accompanying consolidated balance sheets, excluding the cost of the land, the development fee and the general contractors fee shall not exceed 11.5%, in the aggregate, of the hard costs of the
development fee project |  |                   |        |  |               |   |        | 
|(viii) data processing fees which were included in property operating expenses in the accompanying consolidated statements of
operations                                                                                                                                                                                                                                                       |  |                   | 75,000  |  |               |   | 55,000  | 
|(ix) engineering fees which were included in property operating expenses in the accompanying consolidated statements of
operations                                                                                                                                                                                                                                                             |  |                   | 26,000  |  |               |   | 13,000  | 

As of September 30, 2010,
Glenborough Fund XV LLC, an affiliate of Glenborough LLC, held 11,565 or 13.78% of the Units purchased from unaffiliated third parties.

Note 7. COMMITMENTS AND CONTINGENT LIABILITIES

Environmental Matters

The Partnership follows a policy of monitoring its properties
for the presence of hazardous or toxic substances. The Partnership is not aware of any environmental liability with respect to the properties that would have a material adverse effect on the Partnerships business, assets or results of
operations. There can be no assurance that such a material environmental liability does not exist. The existence of any such material environmental liability could have an adverse effect on the Partnerships consolidated results of operations
and cash flows.



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##### Table of Contents

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements(Continued)

(Unaudited)





General
Uninsured Losses

The Partnership carries property and liability insurance with respect to the properties. This coverage has policy
specification and insured limits customarily carried for similar properties. However, certain types of losses (such as from earthquakes and floods) may be either uninsurable or not economically insurable. Should the properties sustain damage as a
result of an earthquake or flood, the Partnership may incur losses due to insurance deductibles, co-payments on insured losses or uninsured losses. Additionally, the Partnership has elected to obtain insurance coverage for certified acts of
terrorism as defined in the Terrorism Risk Insurance Act of 2002; however, our policies of insurance may not provide coverage for other acts of terrorism. Any losses from such other acts of terrorism might be uninsured. Should an uninsured
loss occur, the Partnership could lose some or all of its capital investment, cash flow and anticipated profits related to the properties.

Other Matters

The Partnership is contingently liable for subordinated real estate
commissions payable to the General Partner in the amount of $102,000 at September 30, 2010 for sales that occurred in previous years. The subordinated real estate commissions are payable only after the limited partners have received
distributions equal to their original invested capital plus a cumulative non-compounded return of 12% per annum on their adjusted invested capital. Since the circumstances under which these commissions would be payable are not currently met,
the liability has not been recognized in the accompanying consolidated financial statements; however, the amount will be recorded when and if it becomes payable.

Note 8. SUBSEQUENT EVENTS

In the third quarter of 2010, a tenant defaulted on their lease
at Three Carnegie Plaza. The lease was for approximately 18,000 square feet and had eight years of remaining term. Subsequent to quarter end, on October 5, 2010 a settlement agreement was executed under which the tenant is required to pay a
total of $1,570,000. The first payment of $1,250,000 was received during October 2010, while the four remaining payments, totaling $320,000 are due in equal installments of $80,000 on October 1, each year commencing on October 1, 2011 and
continuing through October 1, 2014. At this stage, the Partnership is unsure as to collectability of the remaining unpaid balance of the settlement amount.

The payment received in October 2010 was first applied to the tenants accounts receivable balance of $139,000 representing prior months rent. The remaining balance paid will be recognized as
income in the fourth quarter of 2010. The Partnership wrote off tenant improvements and lease commission balances totaling $340,000 and the straight line rents receivable, included within prepaid expenses and other assets, of $178,000, respectively,
in the third quarter of 2010.

The impact that this default will have on future results is dependent upon the length of time it will take to
lease up the space together with the rental rates achieved. Presently the space remains vacant. The lease was scheduled to continue through July 31, 2018. The rental revenue recognized over this period would have been $438,000 per year.



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##### Table of Contents



|Item 2. | Managements Discussion and Analysis of Financial Condition and Results of Operations
|------- | -------------------------------------------------------------------------------------

The following discussion should be read in conjunction with our December 31, 2009 audited consolidated financial statements and the notes thereto included in our latest Annual Report on Form 10-K.

Background

In June 1985, our initial acquisition of property consisted of approximately 76.21 acres of partially developed and unimproved land located in San Bernardino, California. The property is part of a
master-planned development of 153 acres known as Tri-City Corporate Centre (Tri-City) and is zoned for mixed commercial, office, hotel, transportation-related, and light industrial uses and all of the parcels thereof are separately owned
by us and Rancon Realty Fund IV (Fund IV), a partnership sponsored by the General Partner.

Overview

Tri-City Properties

As of September 30, 2010, our rental properties consist of nine office and four retail properties, aggregating approximately 752,000 rentable square feet, of which 710,000 square feet are office
space, and 42,000 square feet are retail space.



|                                                  |  |                                |  |                |         | 
|------------------------------------------------- |  | ------------------------------ |  | -------------- | ------- | 
|Property                                          |  | Type                           |  | Square Footage |        
|One Carnegie Plaza                                |  | Two two-story office buildings |  |                | 107,275 | 
|Two Carnegie Plaza                                |  | Two-story office building      |  |                | 68,957  | 
|Carnegie Business Center II                       |  | Two industrial buildings       |  |                | 50,867  | 
|Lakeside Tower                                    |  | Six-story office building      |  |                | 112,716 | 
|One Parkside                                      |  | Four-story office building     |  |                | 70,068  | 
|Ballys Health Club (Ballys)                     |  | Health club facility           |  |                | 25,000  | 
|Outback Steakhouse (Outback)                      |  | Restaurant                     |  |                | 6,500   | 
|Palm Court Retail #3                              |  | Retail                         |  |                | 6,004   | 
|Two Parkside                                      |  | Three-story office building    |  |                | 81,805  | 
|Pat & Oscars                                      |  | Restaurant                     |  |                | 5,100   | 
|Three Carnegie                                    |  | Two-story office building      |  |                | 83,698  | 
|Brier Corporate Center                            |  | Three-story office building    |  |                | 104,501 | 
|Three Parkside (Placed into service January 2009) |  | Two-story office building      |  |                | 30,000  | 
|                                                  |  |                                |  |                |         | 
|                                                  |  |                                |  |                | 752,491 | 
|                                                  |  |                                |  |                |         | 

As of September 30, 2010, the weighted average occupancy of the thirteen properties was 79%.

Land

As of
September 30, 2010, the Partnership owned approximately 4.4 acres of land. Although the current market environment is not conducive to office development, the market will continue to be monitored with the intent to position the land for future
development.



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##### Table of Contents



Results of
Operations

Comparison of the three and nine months ended September 30, 2010 to the three and nine months ended
September 30, 2009

Revenue

Rental revenue and other decreased by $256,000, or 7%, and $605,000, or 6% for the three and nine months ended September 30, 2010 compared to the three and nine months ended September 30, 2009,
respectively. These decreases were primarily due to decreases in occupancy at some of the Partnerships properties, combined with decreases in rental rates upon tenant renewals. Occupancy at One Carnegie fell from 96% to below 70% from
September 2009 to September 2010, and the impact on rental revenue was a $150,000 and $333,000 decline when comparing the three and nine month periods. In addition, due to the default of a tenant at Three Carnegie the Partnership wrote off straight
line rents receivable balances of $178,000 in the third quarter of 2010, which further reduced revenue. Revenues at Two Parkside declined by $51,000 and $159,000 for the three and nine month periods due to the lower rental rates achieved upon
renewal of a major tenant. These declines were partially offset by $74,000 and $108,000 of rental revenue, from Three Parkside, for the three and nine month periods, respectively. Three Parkside was unoccupied during all of 2009 but is 27% occupied
at the end of the third quarter 2010.

Tenant reimbursements increased $33,000, or 14%, and decreased $283,000, or 29% for the three and nine
months ended September 30, 2010 compared to the three and nine months ended September 30, 2009, respectively. The increase for the three month period was due to higher recoveries at Brier Corporate Center, where 2009 recoveries were
reduced by changes in estimates related to prior year recoveries. The decrease for the nine month period was primarily due to a decrease in recoveries at Two Parkside and One Carnegie. The decrease at Two Parkside is due to establishing new base
years for the two tenants who renewed during 2009 with the result that they will not be billed for tenant reimbursements until later in 2010 or the following year. The decrease at One Carnegie related to decreased occupancy together with a credit
due to a tenant due to decreased operating expenses.

As discussed in the subsequent events footnote, in October 2010, the Partnership signed
a settlement agreement with a tenant who had defaulted on their lease at Three Carnegie Plaza. The lease was for approximately 18,000 square feet and had eight years of remaining term. As part of the agreement the former tenant agreed to pay a total
of $1,570,000, of which $1,250,000 was due and was received in October 2010. The remaining balance of $320,000 is due to be paid over four annual installments beginning October 1, 2011 and continuing through October 1, 2014. The
Partnership continued to recognize rental income throughout the third quarter and therefore there was no impact on rental revenue for the three or nine month periods ended September 30, 2010 in comparison to 2009. Rental income was however
reduced by $178,000 for the three and nine month periods ended September 30, 2010 in comparison to prior year due to the write off of the remaining straight line rent balance.

The impact that this default will have on future results is dependent upon the length of time it will take to lease up the space together with the rental rates achieved. Presently the space remains
vacant. The lease was scheduled to continue through July 31, 2018. The rental revenue recognized over this period would have been $438,000 per year.

Expenses

Property operating expenses increased $57,000, or 3%, and $66,000, or 1%, for the
three and nine months ended September 30, 2010 compared to the three and nine months ended September 30, 2009, respectively. These changes were primarily due to increased operating expenses at Three Parkside which was unoccupied throughout
2009 but is now 27% occupied.

Depreciation and amortization increased $318,000, or 25%, and $278,000, or 7% for the three and nine months
ended September 30, 2010 compared to the three and nine months ended September 30, 2009, respectively. These changes were primarily due to the third quarter 2010 write off totaling $340,000 of unamortized lease commissions and tenant
improvement balances associated with the default of a tenant at Three Carnegie Plaza.

The provision for impairment of $2,300,000 in both the
three and nine months ended September 30, 2010 represents the result of an impairment analysis performed, as described in Notes 2 and 3, related to Three Parkside. There were no impairment provisions recorded in 2009. The estimated fair value
of the rental properties was based on the Partnerships current market information which was used to determine capitalization and rental growth rates. When market information was not readily available, the inputs were based on managements
understanding of market conditions and the experience of the management team, although actual results could differ significantly from managements estimates.



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General and administrative expenses
decreased $21,000, or 10%, and $76,000, or 10% for the three and nine months ended September 30, 2010 compared to the three and nine months ended September 30, 2009, respectively. The decrease for the three month period was due to lower
audit and legal fees of $11,000 and $27,000, respectively. The decrease for the nine month period was due to lower tax and license fee payments, audit fees and legal fees of $24,000, $37,000 and $27,000, respectively. Tax and license fee payments
and legal fees are lower due to 2009 including certain one time fees, not incurred in 2010. The lower audit fees are related to the SECs decision to exempt smaller companies from Sarbanes Oxley external auditor testing requirements, now made
permanent by Section 989G of the Dodd-Frank Wall Street Reform and Consumer Protection Act.

Liquidity and Capital
Resources

As of September 30, 2010, we had cash and cash equivalents of $5,206,000.

As of September 30, 2010, our liabilities include two notes payable with total borrowing of $52,952,000. These notes are collateralized by
properties with an aggregate net carrying value of approximately $41,068,000. Note payable #1 matures in January 2016, requires monthly principal and interest payments of $151,000 and bears interest at a fixed rate of 5.46% and is collateralized by
Ballys Health Club, Carnegie Business Center II, Lakeside Tower, Outback Steakhouse, Pat & Oscars, Palm Court Retail #3 and One Carnegie Plaza. Note payable #2 matures in May 2016, requires monthly principal and interest payments of
$173,000 and bears interest at a fixed rate of 5.61% and is collateralized by Brier Corporate Center, One Parkside, Two Parkside and Two Carnegie Plaza.

We are contingently liable for subordinated real estate commissions payable to the General Partner in the aggregate amount of $102,000 at September 30, 2010 for sales that transpired in previous
years. The subordinated real estate commissions are payable only after the limited partners have received distributions equal to their original invested capital plus a cumulative non-compounded return of 12% per annum on their adjusted invested
capital. Since the conditions under which these commissions would be payable are not currently met, the liability has not been recognized in the accompanying consolidated financial statements; however, the amount will be recorded when and if it
becomes payable.

Cash flows

For the nine months ended September 30, 2010, cash provided by operating activities was $1,486,000, as compared to cash provided by operating activities of $2,139,000 for the same period in 2009.
This decrease was primarily due to a higher net loss in 2010 compared to 2009, partially offset by changes in certain assets and liabilities, notably accounts receivable, prepaid expenses and accounts payable and other liabilities. For the nine
months ended September 30, 2010, cash used in investing activities was $1,088,000, as compared to cash used in investing activities of $870,000 for the same period in 2009, due to higher capital spending. The majority of the spending
year-to-date September 2010 was for tenant improvements at Three Parkside, Lakeside Tower and One Parkside, while in 2009 the spending related to tenant and building improvements at One Carnegie and Lakeside Tower. For the nine months ended
September 30, 2010, cash used in financing activities was $699,000, as compared to cash used in financing activities of $650,000 for the same period in 2009, primarily related to the principal payments on notes payable.

Our expectation is that cash and cash equivalents as of September 30, 2010, together with cash from operations, sales and financing, will be
adequate to meet our operating requirements and development plans on a short-term basis and for the reasonably foreseeable future. There can be no assurance that our results of operations will not fluctuate in the future and at times affect our
ability to meet operating requirements.

Operationally, our primary source of funds consists of cash provided by rental activities. Other
sources of funds may include permanent financing, property sales and interest income on money market funds. Cash generated from property sales is generally added to our cash reserves, pending use in the development of properties or distribution to
the partners.



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Contractual
Obligations

As of September 30, 2010, our contractual obligations are as follows (in thousands):



|                              |  |                  |     |  |              |   |       |              |  |   |                  |  |  |       |        |  |  |   |        | 
|----------------------------- |  | ---------------- | --- |  | ------------ | - | ----- | ------------ |  | - | ---------------- |  |  | ----- | ------ |  |  | - | ------ | 
|                              |  | Less than 
1year |     |  | 1 to 3 years |   |       | 3 to 5 years |  |   | More than 5years |  |  | Total |       
|Collateralized mortgage loans |  | $                | 239 |  |              | $ | 2,040 |              |  | $ | 2,278            |  |  | $     | 48,395 |  |  | $ | 52,952 | 
|Interest on indebtedness      |  |                  | 732 |  |              |   | 5,733 |              |  |   | 5,496            |  |  |       | 3,117  |  |  |   | 15,078 | 
|                              |  |                  |     |  |              |   |       |              |  |   |                  |  |  |       |        |  |  |   |        | 
|Total                         |  | $                | 971 |  |              | $ | 7,773 |              |  | $ | 7,774            |  |  | $     | 51,512 |  |  | $ | 68,030 | 
|                              |  |                  |     |  |              |   |       |              |  |   |                  |  |  |       |        |  |  |   |        | 

We are unaware of any demands, commitments, events or uncertainties, which might affect capital resources in any material
respect. In addition, we are not subject to any covenants pursuant to our collateralized debt that would constrain our ability to obtain additional capital.

Critical Accounting Policies

In the preparation of financial statements, we utilize
certain critical accounting policies. There has been no change to our significant accounting policies included in the notes to our audited financial statements included in our Annual Report on Form 10-K for the year ended December 31, 2009.

Inflation

Leases at the office properties typically provide for rent adjustment and pass-through of certain operating expenses during the term of the lease. We anticipate that these provisions may permit us to
increase rental rates or other charges to tenants in response to rising prices and therefore, serve to reduce our exposure to the adverse effects of inflation.

Forward Looking Statements; Factors That May Affect Operating Results

This Report
on Form 10-Q contains forward looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, including statements regarding our expectations, hopes, intentions,
beliefs and strategies regarding the future. These forward looking statements include statements relating to:



| |  |  | Our belief that cash and cash generated by operations, sales and financing will be sufficient to meet our operating requirements in both the short and
the long-term;
| | - |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | Our expectation that changes in market interest rates will not have a material impact on the performance or the fair value of our portfolio;
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | Our belief that certain claims and lawsuits which have arisen against us in the normal course of business will not have a material adverse effect on
our financial position, cash flow or results of operations;
| | - |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | Our belief that properties are competitive within our market;
| | - |  | -------------------------------------------------------------



| |  |  | Our expectation to achieve certain occupancy levels;
| | - |  | ----------------------------------------------------



| |  |  | Our estimation of market strength;
| | - |  | ----------------------------------



| |  |  | Our knowledge of any material environmental matters; and
| | - |  | --------------------------------------------------------



| |  |  | Our expectation that lease provisions may permit us to increase rental rates or other charges to tenants in response to rising prices, and therefore
serve to reduce exposure to the adverse effects of inflation.
| | - |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

All forward-looking statements included in this document are
based on information available to us on the date hereof. Because these forward looking statements involve risk and uncertainty, there are important factors that could cause our actual results to differ materially from those stated or implied in the
forward-looking statements. Those important factors include:



| |  |  | market fluctuations in rental rates and occupancy;
| | - |  | --------------------------------------------------



| |  |  | reduced demand for rental space;
| | - |  | --------------------------------



| |  |  | availability and creditworthiness of prospective tenants;
| | - |  | ---------------------------------------------------------



| |  |  | defaults or non-renewal of leases by customers;
| | - |  | -----------------------------------------------



| |  |  | differing interpretations of lease provisions regarding recovery of expenses;
| | - |  | -----------------------------------------------------------------------------



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| |  |  | increased operating costs;
| | - |  | --------------------------



| |  |  | changes in interest rates and availability of financing that may render the sale or financing of a property difficult or unattractive;
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------



| |  |  | failure to obtain necessary outside financing;
| | - |  | ----------------------------------------------



| |  |  | risks and uncertainties affecting property development and construction (including construction delays, cost overruns, our inability to obtain
necessary permits and public opposition to these activities); and
| | - |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | the unpredictability of both the frequency and final outcome of litigation.
| | - |  | ---------------------------------------------------------------------------

The forward-looking statements in this Quarterly Report on Form 10-Q are subject to additional risks and uncertainties further discussed under Item 1A. Risk Factors of our Annual Report on
Form 10-K for the year ended December 31, 2009. We assume no obligation to update or supplement any forward looking-statement.

Risks of Litigation

Certain claims and lawsuits have arisen against us in our normal
course of business. We believe that such claims and lawsuits will not have a material adverse effect on our financial position, cash flow or results of operations.



|Item 3. | Qualitative and Quantitative Disclosures About Market Risk
|------- | ----------------------------------------------------------

Interest Rates

We are exposed to changes in interest rates obtainable on our
borrowings. Our expectation is that changes in market interest rates will not have a material impact on the performance or fair value of our portfolio.

For debt obligations, the table below presents required principal payments and interest rates by expected maturity dates.



|                                        |  |                        |     |  |      |   |     |      |  |   |      |  |  |      |     |  |            |   |     |       |  |   |        |  |  |   |        | 
|--------------------------------------- |  | ---------------------- | --- |  | ---- | - | --- | ---- |  | - | ---- |  |  | ---- | --- |  | ---------- | - | --- | ----- |  | - | ------ |  |  | - | ------ | 
|                                        |  | Expected Maturity Date |     |  |      |  
|                                        |  | 2010                   |     |  | 2011 |   |     | 2012 |  |   | 2013 |  |  | 2014 |     |  | Thereafter |   |     | Total | 
|                                        |  | (in thousands)         |    
|Collateralized fixed rate debt at 5.46% |  | $                      | 115 |  |      | $ | 478 |      |  | $ | 504  |  |  | $    | 532 |  |            | $ | 562 |       |  | $ | 22,690 |  |  | $ | 24,881 | 
|Collateralized fixed rate debt at 5.61% |  |                        | 124 |  |      |   | 514 |      |  |   | 544  |  |  |      | 575 |  |            |   | 609 |       |  |   | 25,705 |  |  |   | 28,071 | 

As of September 30, 2010, we had
cash and cash equivalents of $5,206,000.



|Item 4. | Controls and Procedures
|------- | -----------------------

See item 4T.



|Item 4T. | Controls and Procedures
|-------- | -----------------------

The principal
executive officer and principal financial officer of the General Partner have evaluated the disclosure controls and procedures of the Partnership as of the end of the period covered by this quarterly report. As used herein, the term disclosure
controls and procedures has the meaning given to the term by Rule 13a-15e under the Securities Exchange Act of 1934, as amended (Exchange Act), and includes the controls and other procedures of the Partnership that are designed to
ensure that information required to be disclosed by the Partnership in the reports that it files with the SEC under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the SECs rules and forms.
Based upon his evaluation, the principal executive officer and principal financial officer of the General Partner has concluded that the Partnerships disclosure controls and procedures were effective such that the information required to be
disclosed by the Partnership in this quarterly report is recorded, processed, summarized and reported within the time periods specified in the SECs rules and forms applicable to the preparation of this report and is accumulated and
communicated to the General Partners management, including the General Partners principal executive officer and principal financial officer, as appropriate to allow timely decisions regarding required disclosures.

There have not been any changes in the Partnerships internal control over financial reporting that occurred during the Partnerships fiscal
quarter ended September 30, 2010 that have materially affected, or are reasonably likely to materially affect, the Partnerships internal control over financial reporting.



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##### Table of Contents



PART II.
OTHER INFORMATION



|Item 1. | Legal Proceedings
|------- | -----------------

Certain claims and
lawsuits have arisen against the Partnership in its normal course of business. The Partnership believes that such claims and lawsuits will not have a material adverse effect on the Partnerships financial position, cash flow or results of
operations.



|Item 1A. | Risk Factors
|-------- | ------------

There are no material
changes to any of the risk factors as previously disclosed in Item 1A to Part I of the Partnerships Annual Report on Form 10-K for the fiscal year ended December 31, 2009.



|Item 2. | Unregistered Sales of Equity Securities and Use of Proceeds
|------- | -----------------------------------------------------------

None.



|Item 3. | Defaults Upon Senior Securities
|------- | -------------------------------

None.



|Item 4. | [Removed and Reserved]
|------- | ----------------------

None.



|Item 5. | Other Information
|------- | -----------------

None.



|Item 6. | Exhibits
|------- | --------



31

Certification of Daniel L. Stephenson, Chief Executive Officer and Chief Financial Officer of the General Partner Pursuant to Rule 13a-14(a) of the Exchange
Act.32

Certification of Daniel L. Stephenson, Chief Executive Officer and Chief Financial Officer of the General Partner Pursuant to Rule 13a-14(b) of the Exchange Act and 18 U.S.C.
Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. This certification, required by Section 906 of the Sarbanes-Oxley Act of 2002, other than as required by Section 906, is not to be deemed
filed with the Commission or subject to the rules and regulations promulgated by the Commission under the Securities Exchange Act of 1934, as amended, or to the liabilities of Section 18 of said Act.




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##### Table of Contents



SIGNATURES

Pursuant to the requirements of Section 13 or Section 15(d) of the Securities Exchange Act of 1934, the Partnership has duly caused this report to be signed on its behalf by the undersigned,
thereunto duly authorized.



|                        |  |  |  |     |  |                                  |  |                                      
|----------------------- |  |  |  | --- |  | -------------------------------- |  | -------------------------------------
|                        |  |  |  |     |  | RANCON REALTY FUND V,           
|                        |  |  |  |     |  | a California limited partnership
|                        |  |  |  |    
|                        |  |  |  |     |  | By:                              |  | Rancon Financial Corporation         
|                        |  |  |  |     |  |                                  |  | a California corporation,            
|                        |  |  |  |     |  |                                  |  | its General Partner                  
|                        |  |  | 
|Date: November 15, 2010 |  |  |  | By: |  | /S/    DANIEL L.
STEPHENSON     
|                        |  |  |  |     |  |                                  |  | Daniel L. Stephenson, President      
|                        |  |  | 
|Date: November 15, 2010 |  |  |  | By: |  | /S/    DANIEL L.
STEPHENSON     
|                        |  |  |  |     |  |                                  |  | Daniel L. Stephenson, General Partner



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##### Table of Contents



EXHIBIT INDEX

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP



|           |  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|---------- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|Exhibit 31 |  | Certification of Daniel L. Stephenson, Chief Executive Officer and Chief Financial Officer of the General Partner Pursuant to Rule 13a-14(a) of the Exchange
Act.                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|           | 
|Exhibit 32 |  | Certification of Daniel L. Stephenson, Chief Executive Officer and Chief Financial Officer of the General Partner Pursuant to Rule 13a-14(b) of the Exchange Act and 18 U.S.C.
Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. This certification, required by Section 906 of the Sarbanes-Oxley Act of 2002, other than as required by Section 906, is not to be deemed
filed with the Commission or subject to the rules and regulations promulgated by the Commission under the Securities Exchange Act of 1934, as amended, or to the liabilities of Section 18 of said Act.



23