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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, 2007

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 is a large accelerated filer, an accelerated filer, or a
non-accelerated filer. See definition of accelerated filer and large accelerated filer in Rule 12b-2 of the Exchange Act. (Check one):

Large Accelerated Filer ̈Accelerated Filer ̈Non-accelerated filer  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, 2007 and December 31, 2006                            |  | 3    
|           |  |                                                                                                      
|           |  | Consolidated Statements of Operations for the three and nine months ended September 30, 2007 and 2006 |  | 4    
|           |  |                                                                                                      
|           |  | Consolidated Statement of Partners Equity for the nine months ended September 30, 2007               |  | 5    
|           |  |                                                                                                      
|           |  | Consolidated Statements of Cash Flows for the nine months ended September 30, 2007 and 2006           |  | 6    
|           |  |                                                                                                      
|           |  | Notes to Consolidated Financial Statements                                                            |  | 7-13 
|           |  |                                                                                                      
|Item 2.    |  | Managements Discussion and Analysis of Financial Condition and Results of Operations                 |  | 14-17
|           |  |                                                                                                      
|Item 3.    |  | Qualitative and Quantitative Disclosures About Market Risk                                            |  | 17   
|           |  |                                                                                                      
|Item 4.    |  | Controls and Procedures                                                                               |  | 18   
|           |  |                                                                                                      
|Item 4T.   |  | Controls and Procedures                                                                               |  | 18   
|           |  |                                                                                                      
|PART II    |  | OTHER INFORMATION                                                                                     |  |      
|           |  |                                                                                                      
|Item 1.    |  | Legal Proceedings                                                                                     |  | 18   
|           |  |                                                                                                      
|Item 1A.   |  | Risk Factors                                                                                          |  | 18   
|           |  |                                                                                                      
|Item 2.    |  | Unregistered Sales of Equity Securities and Use of Proceeds                                           |  | 18   
|           |  |                                                                                                      
|Item 3.    |  | Defaults Upon Senior Securities                                                                       |  | 18   
|           |  |                                                                                                      
|Item 4.    |  | Submission of Matters to a Vote of Security Holders                                                   |  | 18   
|           |  |                                                                                                      
|Item 5.    |  | Other Information                                                                                     |  | 18   
|           |  |                                                                                                      
|Item 6.    |  | Exhibits                                                                                              |  | 19   
|           | 
|SIGNATURES |  | 20                                                                                                   



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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, 2007 |         |   | December 31, 2006 |  
|Assets                                                                                                                                         |  |                    |         |   |                   |   |         |  
|Investments in real estate:                                                                                                                    |  |                    |         |   |                   |   |         |  
|Rental properties                                                                                                                              |  | $                  | 77,258  |   |                   | $ | 76,119  |  
|Accumulated depreciation                                                                                                                       |  |                    | (20,004 | ) |                   |   | (18,142 | )
|                                                                                                                                               |  |                    |         |   |                   |   |         |  
|Rental properties, net                                                                                                                         |  |                    | 57,254  |   |                   |   | 57,977  |  
|Construction in progress                                                                                                                       |  |                    | 3,659   |   |                   |   | 451     |  
|Land held for development                                                                                                                      |  |                    | 1,016   |   |                   |   | 1,370   |  
|                                                                                                                                               |  |                    |         |   |                   |   |         |  
|Total investments in real estate                                                                                                               |  |                    | 61,929  |   |                   |   | 59,798  |  
|Cash and cash equivalents                                                                                                                      |  |                    | 125     |   |                   |   | 2,674   |  
|Short-term investments                                                                                                                         |  |                    | 10,699  |   |                   |   | 10,290  |  
|Note and accounts receivable, net                                                                                                              |  |                    | 325     |   |                   |   | 732     |  
|Deferred costs, net of accumulated amortization of $1,450 and $1,169 as of September 30, 2007 and December 31, 2006, respectively              |  |                    | 3,165   |   |                   |   | 3,191   |  
|Prepaid expenses and other assets                                                                                                              |  |                    | 2,945   |   |                   |   | 2,669   |  
|                                                                                                                                               |  |                    |         |   |                   |   |         |  
|Total assets                                                                                                                                   |  | $                  | 79,188  |   |                   | $ | 79,354  |  
|                                                                                                                                               |  |                    |         |   |                   |   |         |  
|Liabilities and Partners Equity (Deficit)                                                                                                     |  |                    |         |   |                   |   |         |  
|Liabilities:                                                                                                                                   |  |                    |         |   |                   |   |         |  
|Notes payable                                                                                                                                  |  | $                  | 55,583  |   |                   | $ | 56,175  |  
|Accounts payable and other liabilities, including $550 and $0 owed to an affiliate as of September 30, 2007 and December 31, 2006
respectively |  |                    | 1,274   |   |                   |   | 517     |  
|Construction costs payable                                                                                                                     |  |                    | 627     |   |                   |   | 9       |  
|Prepaid rent                                                                                                                                   |  |                    | 258     |   |                   |   | 270     |  
|                                                                                                                                               |  |                    |         |   |                   |   |         |  
|Total liabilities                                                                                                                              |  |                    | 57,742  |   |                   |   | 56,971  |  
|                                                                                                                                               |  |                    |         |   |                   |   |         |  
|Commitments and contingent liabilities (Notes 4 and 7)                                                                                         |  |                    |         |   |                   |   |         |  
|Partners Equity (Deficit):                                                                                                                    |  |                    |         |   |                   |   |         |  
|General Partner                                                                                                                                |  |                    | (895    | ) |                   |   | (801    | )
|Limited Partners, 83,898 and 83,902 limited partnership units outstanding as of September 30, 2007 and December 31, 2006,
respectively         |  |                    | 22,341  |   |                   |   | 23,184  |  
|                                                                                                                                               |  |                    |         |   |                   |   |         |  
|Total partners equity                                                                                                                         |  |                    | 21,446  |   |                   |   | 22,383  |  
|                                                                                                                                               |  |                    |         |   |                   |   |         |  
|Total liabilities and partners equity                                                                                                         |  | $                  | 79,188  |   |                   | $ | 79,354  |  
|                                                                                                                                               |  |                    |         |   |                   |   |         |  

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 September 30, |        |   | Nine months ended September 30, |  
|                                                                 |  | 2007                             |        |   | 2006                            |   |        | 2007 |  |   | 2006   |  
|Operating Revenue                                                |  | $                                | 3,860  |   |                                 | $ | 3,384  |      |  | $ | 11,405 |   |  | $ | 9,820  |  
|                                                                 |  |                                  |        |  
|Operating Expenses                                               |  |                                  |        |   |                                 |   |        |      |  |   |        |   |  |   |        |  
|Property operating                                               |  |                                  | 1,812  |   |                                 |   | 1,669  |      |  |   | 4,912  |   |  |   | 4,020  |  
|Depreciation and amortization                                    |  |                                  | 1,196  |   |                                 |   | 1,175  |      |  |   | 3,436  |   |  |   | 3,155  |  
|Expenses associated with undeveloped land                        |  |                                  | 17     |   |                                 |   | 23     |      |  |   | 51     |   |  |   | 55     |  
|General and administrative                                       |  |                                  | 221    |   |                                 |   | 214    |      |  |   | 762    |   |  |   | 746    |  
|                                                                 |  |                                  |        |   |                                 |   |        |      |  |   |        |   |  |   |        |  
|Total operating expenses                                         |  |                                  | 3,246  |   |                                 |   | 3,081  |      |  |   | 9,161  |   |  |   | 7,976  |  
|                                                                 |  |                                  |        |   |                                 |   |        |      |  |   |        |   |  |   |        |  
|Operating income                                                 |  |                                  | 614    |   |                                 |   | 303    |      |  |   | 2,244  |   |  |   | 1,844  |  
|Interest and other income                                        |  |                                  | 141    |   |                                 |   | 149    |      |  |   | 459    |   |  |   | 272    |  
|Interest expense                                                 |  |                                  | (758   | ) |                                 |   | (802   | )    |  |   | (2,350 | ) |  |   | (1,874 | )
|Loss on early extinguishment of debt                             |  |                                  |       |   |                                 |   |       |      |  |   |       |   |  |   | (227   | )
|                                                                 |  |                                  |        |   |                                 |   |        |      |  |   |        |   |  |   |        |  
|Net income (loss)                                                |  | $                                | (3     | ) |                                 | $ | (350   | )    |  | $ | 353    |   |  | $ | 15     |  
|                                                                 |  |                                  |        |   |                                 |   |        |      |  |   |        |   |  |   |        |  
|Basic and diluted net income (loss) per limited partnership unit |  | $                                | (0.04  | ) |                                 | $ | (3.75  | )    |  | $ | 3.79   |   |  | $ | (0.08  | )
|                                                                 |  |                                  |        |   |                                 |   |        |      |  |   |        |   |  |   |        |  
|Weighted average number of limited partnership units outstanding |  |                                  | 83,899 |   |                                 |   | 83,912 |      |  |   | 83,900 |   |  |   | 84,232 |  
|                                                                 |  |                                  |        |   |                                 |   |        |      |  |   |        |   |  |   |        |  

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, 2007

(in thousands)

(Unaudited)



|                                                    |  |                 |      |   |                  |   |        |       |  |   |        |  
|--------------------------------------------------- |  | --------------- | ---- | - | ---------------- | - | ------ | ----- |  | - | ------ | -
|                                                    |  | General Partner |      |   | Limited Partners |   |        | Total | 
|Balance (deficit) at December 31, 2006              |  | $               | (801 | ) |                  | $ | 23,184 |       |  | $ | 22,383 |  
|Redemption of limited partnership units             |  |                 |     |   |                  |   | (3     | )     |  |   | (3     | )
|Net income                                          |  |                 | 35   |   |                  |   | 318    |       |  |   | 353    |  
|Distributions ($13.80 per limited partnership unit) |  |                 | (129 | ) |                  |   | (1,158 | )     |  |   | (1,287 | )
|                                                    |  |                 |      |   |                  |   |        |       |  |   |        |  
|Balance (deficit) at September 30, 2007             |  | $               | (895 | ) |                  | $ | 22,341 |       |  | $ | 21,446 |  
|                                                    |  |                 |      |   |                  |   |        |       |  |   |        |  

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, |       
|                                                                                                                                |  | 2007                            |        |   | 2006 |  
|Cash flows from operating activities:                                                                                           |  |                                 |        |   |      |   |         |  
|Net income                                                                                                                      |  | $                               | 353    |   |      | $ | 15      |  
|Adjustments to reconcile net income to net cash provided by operating activities:                                               |  |                                 |        |   |      |   |         |  
|Loss on early extinguishment of debt                                                                                            |  |                                 |       |   |      |   | 227     |  
|Depreciation and amortization                                                                                                   |  |                                 | 3,436  |   |      |   | 3,155   |  
|Amortization of loan fees, included in interest expense                                                                         |  |                                 | 61     |   |      |   | 73      |  
|Changes in certain assets and liabilities:                                                                                      |  |                                 |        |   |      |   |         |  
|Accounts receivable                                                                                                             |  |                                 | 386    |   |      |   | (313    | )
|Deferred costs                                                                                                                  |  |                                 | (508   | ) |      |   | (747    | )
|Prepaid expenses and other assets                                                                                               |  |                                 | (276   | ) |      |   | (1,873  | )
|Accounts payable and other liabilities                                                                                          |  |                                 | 206    |   |      |   | 366     |  
|Prepaid rent                                                                                                                    |  |                                 | (12    | ) |      |   | (51     | )
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Net cash provided by operating activities                                                                                       |  |                                 | 3,646  |   |      |   | 852     |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Cash flows from investing activities:                                                                                           |  |                                 |        |   |      |   |         |  
|Net additions to real estate investments                                                                                        |  |                                 | (4,475 | ) |      |   | (5,777  | )
|Purchase of short-term investment                                                                                               |  |                                 | (409   | ) |      |   | (10,000 | )
|Payments received from tenant improvement note receivable                                                                       |  |                                 | 21     |   |      |   | 78      |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Net cash used in investing activities                                                                                           |  |                                 | (4,863 | ) |      |   | (15,699 | )
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Cash flows from financing activities:                                                                                           |  |                                 |        |   |      |   |         |  
|Proceeds from note payable                                                                                                      |  |                                 |       |   |      |   | 30,000  |  
|Draws from construction loan                                                                                                    |  |                                 |       |   |      |   | 2,338   |  
|Payoff of note payable                                                                                                          |  |                                 |       |   |      |   | (9,362  | )
|Payoff of line of credit                                                                                                        |  |                                 |       |   |      |   | (4,000  | )
|Principal payments on notes payable                                                                                             |  |                                 | (592   | ) |      |   | (433    | )
|Loan fee and application deposit                                                                                                |  |                                 | (1     | ) |      |   | (458    | )
|Advance from affiliate                                                                                                          |  |                                 | 550    |   |      |   |        |  
|Distributions to Limited Partners                                                                                               |  |                                 | (1,158 | ) |      |   | (1,029  | )
|Distributions to General Partner                                                                                                |  |                                 | (129   | ) |      |   | (314    | )
|Redemption of limited partnership units                                                                                         |  |                                 | (2     | ) |      |   | (915    | )
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Net cash (used in) provided by financing activities                                                                             |  |                                 | (1,332 | ) |      |   | 15,827  |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Net (decrease) increase in cash and cash equivalents                                                                            |  |                                 | (2,549 | ) |      |   | 980     |  
|Cash and cash equivalents at beginning of period                                                                                |  |                                 | 2,674  |   |      |   | 3,437   |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Cash and cash equivalents at end of period                                                                                      |  | $                               | 125    |   |      | $ | 4,417   |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Supplemental disclosure of cash flow information:                                                                               |  |                                 |        |   |      |   |         |  
|Cash paid for interest (net of capitalized interest of $34 and $330 at September 30, 2007 and September 30, 2006,
respectively) |  | $                               | 2,289  |   |      | $ | 1,801   |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Supplemental disclosure of non-cash operating activities:                                                                       |  |                                 |        |   |      |   |         |  
|Write-off of fully depreciated rental property assets                                                                           |  | $                               | 1,100  |   |      | $ | 658     |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Write-off of fully amortized deferred costs                                                                                     |  | $                               | 256    |   |      | $ | 297     |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Supplemental disclosure of non-cash investing activities:                                                                       |  |                                 |        |   |      |   |         |  
|Change in construction costs                                                                                                    |  | $                               | 618    |   |      | $ | (2,406  | )
|Change in construction costs payable                                                                                            |  |                                 | (618   | ) |      |   | 2,406   |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|                                                                                                                                |  | $                               |       |   |      | $ |        |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|Supplemental disclosure of non-cash financing activities:                                                                       |  |                                 |        |   |      |   |         |  
|Redemption of limited partnership units                                                                                         |  | $                               | 1      |   |      | $ |        |  
|Redemption payable                                                                                                              |  |                                 | (1     | ) |      |   |        |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  
|                                                                                                                                |  | $                               |       |   |      | $ |        |  
|                                                                                                                                |  |                                 |        |   |      |   |         |  

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.

During the nine months ended September 30, 2007, a total of 4 units of limited partnership interest (Units) were redeemed at an average price of $680. As of September 30, 2007, there were 83,898 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 and the General Partner have, as a result of an allocation of net loss, a deficit balance in their capital accounts, net loss shall not be allocated to the limited partners and General Partner in excess of
the positive balance until the balances of the limited partners and General Partners capital accounts are reduced to zero. Capital accounts shall be determined after taking into account the 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 deficits 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.

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.

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



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RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements

(Unaudited)



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, 2007 and December 31, 2006, and the consolidated results of operations and cash flows of
the Partnership and its subsidiaries for the three and nine months ended September 30, 2007 and 2006. 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, 2007 and December 31, 2006, the related consolidated statements of operations for the three and nine months ended September 30,
2007 and 2006, of partners equity for the nine months ended September 30, 2007 and of cash flows for the nine months ended September 30, 2007 and 2006.

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: (i) is based upon the Partnerships plans for the continued operations of each property; and (ii) 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. The
fulfillment of the Partnerships plans related to each of its properties is dependent upon, among other things, the presence of economic conditions which will enable the Partnership to continue to hold and operate the properties prior to their
eventual sale. 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                                                                                    

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: (i) is based on the Partnerships plans for the development of each property; and (ii) considers the cost to complete and the estimated fair value of the
completed project. The fulfillment of the Partnerships plans related to each of its properties is dependent upon, among other things, the presence of economic conditions which will enable the Partnership to either hold the properties for
eventual sale or obtain financing to further develop the properties. 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 include survey fees and consulting fees. Interest, property taxes and insurance related to the new project are capitalized
during periods that activities which 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.



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##### Table of Contents

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements

(Unaudited)



Cash and Cash Equivalents

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

Short-term Investments

The Partnership considers certificates
of deposit with original maturities greater than three months and within twelve months at the time of investment to be short-term investments. The short-term investments are held to maturity and recorded at cost on the consolidated balance sheets.
Interest income is recognized when earned.

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. Deferred 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 and the differences between estimated and actual amounts are recognized as revenue
in the subsequent year when the amounts are collected. However, where actual expenses are significantly different from estimates, the Partnership will accrue the differences in the same period.

Net Income (Loss) Per Limited Partnership Unit

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

Net income (loss) per Unit is as follows (in thousands, except for weighted average shares and per share amounts):



|                                                                                    |  |                                               |   |                 |                                               |        |                |                                              |   |                                              |   |  |                |        |                 |  |                |    |  |                 |        |  |   |    |   |  |   |        |  
|----------------------------------------------------------------------------------- |  | --------------------------------------------- | - | --------------- | --------------------------------------------- | ------ | -------------- | -------------------------------------------- | - | -------------------------------------------- | - |  | -------------- | ------ | --------------- |  | -------------- | -- |  | --------------- | ------ |  | - | -- | - |  | - | ------ | -
|                                                                                    |  | For the three months ended September 30, 2007 |   |                 | For the three months ended September 30, 2006 |        |                | For the nine months ended September 30, 2007 |   | For the nine months ended September 30, 2006 |  
|                                                                                    |  | GeneralPartner                                |   | LimitedPartners |                                               |        | GeneralPartner |                                              |   | LimitedPartners                              |   |  | GeneralPartner |        | LimitedPartners |  | GeneralPartner |    |  | LimitedPartners |       
|Income (loss) allocation:                                                           |  |                                               |   |                 |                                               |        |                |                                              |   |                                              |   |  |                |        |                 |  |                |    |  |                 |        |  |   |    |   |  |   |        |  
|Income (loss) from operations                                                       |  | $                                             |  |                 | $                                             | (3     | )              |                                              | $ | (35                                          | ) |  | $              | (315   | )               |  | $              | 35 |  | $               | 318    |  | $ | 24 |   |  | $ | 218    |  
|Loss on early extinguishment of debt                                                |  |                                               |  |                 |                                               |       |                |                                              |   |                                             |   |  |                |       |                 |  |                |   |  |                 |       |  |   | (2 | ) |  |   | (225   | )
|                                                                                    |  |                                               |   |                 |                                               |        |                |                                              |   |                                              |   |  |                |        |                 |  |                |    |  |                 |        |  |   |    |   |  |   |        |  
|Net income (loss)                                                                   |  |                                               |  |                 |                                               | (3     | )              |                                              |   | (35                                          | ) |  |                | (315   | )               |  |                | 35 |  |                 | 318    |  |   | 22 |   |  |   | (7     | )
|Weighted average number of limited partnership units outstanding during each period |  |                                               |   |                 |                                               | 83,899 |                |                                              |   |                                              |   |  |                | 83,912 |                 |  |                |    |  |                 | 83,900 |  |   |    |   |  |   | 84,232 |  
|Basic and diluted income (loss) per limited partnership unit:                       |  |                                               |   |                 | $                                             | (0.04  | )              |                                              |   |                                              |   |  | $              | (3.75  | )               |  |                |    |  | $               | 3.79   |  |   |    |   |  | $ | (0.08  | )



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##### Table of Contents

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements

(Unaudited)



Sales of Real Estate

The Partnership recognizes sales of real estate when a contract is in place, a closing has taken place, the buyers investment is adequate to demonstrate a commitment to pay for the property and the Partnership
does not have a substantial continuing involvement in the property. Each property is considered a separately identifiable component of the Partnership and is reported in discontinued operations when the operations and cash flows of the property have
been (or will be) eliminated from the ongoing operations of the Partnership as a result of the disposal transaction and the Partnership will not have any significant continuing involvement in the operations of the property after the disposal
transaction.

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 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, capitalization of development period interest and
property taxes, income recognition and provisions for impairment of investments in real estate.

Concentration Risk

Two tenants (Northrop Grumman Corporation and Arrowhead Central Credit Union) represented a combined 25% and one tenant (Northrop Grumman Corporation) represented 14% of
operating revenue for the nine months ended September 30, 2007.

New Accounting Pronouncements

In July 2006, the Financial Accounting Standards Board (FASB) issued Financial Interpretation No. 48, Accounting for Uncertainty in Income Taxes-an
interpretation of FASB Statement No. 109 (FIN 48), which is a change in accounting for income taxes. FIN 48 specifies how tax benefits for uncertain tax positions are to be recognized, measured, and derecognized in financial
statements; requires certain disclosures of uncertain tax matters; specifies how reserves for uncertain tax positions should be classified on the balance sheet; and provides transition and interim-period guidance, among other provisions. FIN 48 is
effective for fiscal years beginning after December 15, 2006. The adoption of this standard on January 1, 2007 did not have a material effect on the consolidated financial statements.

In September 2006, the FASB issued Statement No. 157, Fair Value Measurements(SFAS No. 157). SFAS No. 157 provides guidance for using
fair value to measure assets and liabilities. This statement clarifies the principle that fair value should be based on the assumptions that market participants would use when pricing the asset or liability. SFAS No. 157 establishes a fair
value hierarchy, giving the highest priority to quoted prices in active markets and the lowest priority to unobservable data. SFAS No. 157 applies whenever other standards require assets or liabilities to be measured at fair value. This
statement is effective in fiscal years beginning after November 15, 2007.

In February 2007, the FASB issued Statement No. 159,The Fair Value
Option for Financial Assets and Financial Liabilities (SFAS No. 159). SFAS No. 159 expands opportunities to use fair value measurement in financial reporting and permits entities to choose to measure many financial
instruments and certain other items at fair value. This Statement is effective for fiscal years beginning after November 15, 2007. The Partnership is currently evaluating the impact of SFAS No. 159 on the financial position and
results of operations.

Reclassification

Certain prior year balances have been reclassified to conform to the current year presentation.

Reference to 2006 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, 2006 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

(Unaudited)



Note 3.     INVESTMENTS IN REAL ESTATE

Rental properties consist of the following (in thousands):



|                                 |  |                    |         |   |                   |   |         |  
|-------------------------------- |  | ------------------ | ------- | - | ----------------- | - | ------- | -
|                                 |  | September 30, 2007 |         |   | December 31, 2006 |  
|Land                             |  | $                  | 6,944   |   |                   | $ | 6,944   |  
|Land improvements                |  |                    | 1,536   |   |                   |   | 1,536   |  
|Buildings                        |  |                    | 53,156  |   |                   |   | 53,160  |  
|Building and tenant improvements |  |                    | 15,622  |   |                   |   | 14,479  |  
|                                 |  |                    |         |   |                   |   |         |  
|                                 |  |                    | 77,258  |   |                   |   | 76,119  |  
|Less: accumulated depreciation   |  |                    | (20,004 | ) |                   |   | (18,142 | )
|                                 |  |                    |         |   |                   |   |         |  
|Total rental properties, net     |  | $                  | 57,254  |   |                   | $ | 57,977  |  
|                                 |  |                    |         |   |                   |   |         |  

As of September 30, 2007, the Partnerships rental properties included eight office properties and four
retail properties.

Note 4.     CONSTRUCTION IN PROGRESS AND LAND HELD FOR DEVELOPMENT

Construction in progress consists of the following (in thousands):



|                                                                                                                                                                                |  |                    |       |                   |   |    
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- |  | ------------------ | ----- | ----------------- | - | ---
|                                                                                                                                                                                |  | September 30, 2007 |       | December 31, 2006
|Construction in progress (includes approximately 0.9 acre and 0.5 acre of land with a cost basis of $191 and $166 as of September 30,
2007 and December 31, 2006, respectively) |  | $                  | 3,659 |                   | $ | 451
|                                                                                                                                                                                |  |                    |       |                   |   |    

During the second quarter of 2007, the land, pre-development costs and construction costs of Three Parkside were
reclassified from land held for development to construction in progress. The Partnership began developing Three Parkside, a two-story multi-tenant 30,322 square-foot office building on an approximate 0.41 acre land parcel. The total estimated cost
of the project is approximately $4,961,000, not including original land costs, tenant improvements, capitalized interest and commissions for leasing the project. The project is expected to be substantially completed in the fourth quarter of
2007.

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



|                                                                                                                                       |  |                    |       |                   |   |      
|-------------------------------------------------------------------------------------------------------------------------------------- |  | ------------------ | ----- | ----------------- | - | -----
|                                                                                                                                       |  | September 30, 2007 |       | December 31, 2006
|Land held for development (approximately 4.1 acres and 4.5 acres of land as of September 30, 2007 and December 31, 2006,
respectively) |  | $                  | 1,016 |                   | $ | 1,370
|                                                                                                                                       |  |                    |       |                   |   |      

The decrease was primarily due to the land, pre-development costs and construction costs of Three Parkside which
were reclassified from land held for development to construction in progress.

Note 5.     NOTES PAYABLE

Notes payable consists of the following (in thousands):



|                                                                                                                                                                                                                                                   |  |                    |        |                   |   |       
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- |  | ------------------ | ------ | ----------------- | - | ------
|                                                                                                                                                                                                                                                   |  | September 30, 2007 |        | December 31, 2006
|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. |  | $                  | 26,150 |                   | $ | 26,436
|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.      |  |                    | 29,433 |                   |   | 29,739
|                                                                                                                                                                                                                                                   |  |                    |        |                   |   |       
|Total                                                                                                                                                                                                                                              |  | $                  | 55,583 |                   | $ | 56,175
|                                                                                                                                                                                                                                                   |  |                    |        |                   |   |       



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##### Table of Contents

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements

(Unaudited)



The annual maturities on the Partnerships notes payable as of September 30, 2007, are as follows (in
thousands):



|           |  |   |       
|---------- |  | - | ------
|2007       |  | $ | 203   
|2008       |  |   | 840   
|2009       |  |   | 888   
|2010       |  |   | 939   
|2011       |  |   | 992   
|Thereafter |  |   | 51,721
|           |  |   |       
|Total      |  | $ | 55,583
|           |  |   |       

Note 6.     RELATED PARTY TRANSACTIONS

In May 2006, the Partnership extended the current Property Management and Services Agreement with Glenborough Properties L.P. (Glenborough) through
December 31, 2008. On November 29, 2006, due to the merger of Glenborough and a third party, a new entity, Glenborough LLC was formed and the Partnership Property Management and Service Agreement was transferred from Glenborough to
Glenborough LLC. All other terms and conditions remained unchanged. The Partnership engaged Glenborough LLC to perform services for the following fees: (i) a property management fee of 3% of gross rental revenue which was included in property
operating expenses in the consolidated statements of operations ($345,000 and $243,000 for the nine months ended September 30, 2007 and 2006, respectively); (ii) a construction services fee which was capitalized and included in rental
properties on the consolidated balance sheets ($66,000 and $35,000 for the nine months ended September 30, 2007 and September 30, 2006, respectively); (iii) an asset and Partnership management fee which was included in general and
administrative expenses in the consolidated statements of operations ($225,000 for both the nine months ended September 30, 2007 and 2006, respectively); (iv) a leasing services fee which was included in the deferred costs on the
consolidated balance sheets ($172,000 and $403,000 for the nine months ended September 30, 2007 and 2006); (v) a sales fee of 2% for improved properties and a sales fee of 4% for unimproved properties ($0 for both the nine months ended
September 30, 2007 and 2006, respectively); (vi) a financing services fee of 1% of the gross loan amount which is included in the deferred costs on the consolidated balance sheets ($0 and $300,000 for the nine months ended
September 30, 2007 and September 30, 2006 respectively); (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
consolidated balance sheets, excluding the cost of the land, and 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 ($150,000 and $230,000 for the nine
months ended September 30, 2007 and 2006, respectively); (viii) a data processing fee based on square footage which was included in property operating expenses in the consolidated statements of operations ($47,000 for both the nine months
ended September 30, 2007 and 2006, respectively); and (ix) an engineering fee based on square footage which was included in property operating expenses in the consolidated statements of operations ($18,000 and $0 for the nine months ended
September 30, 2007 and 2006, respectively).

On September 30, 2007, the Partnership was advanced an amount of $550,000 from Rancon Realty Fund IV
(Fund IV), a partnership sponsored by the General Partner. This amount was advanced to the Partnership by Fund IV on a short-term basis in order to fund the payment of expenses while the Partnerships cash was invested in a
certificate of deposit. This amount was repaid by the Partnership shortly after quarter end.

As of September 30, 2007, Glenborough Fund XV LLC, an
affiliate of Glenborough LLC, held 9,554 or 11.39% 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.

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



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##### Table of Contents

RANCON REALTY FUND V,

A CALIFORNIA LIMITED PARTNERSHIP

Notes to Consolidated Financial Statements

(Unaudited)



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, 2007 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.



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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, 2006 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, 2007, our rental properties consist of eight office and four retail properties, aggregating approximately 723,000 rentable square
feet, of which 680,000 square feet are office space, and 43,000 square feet are retail space.



|                                                               |  |                                |  |               
|-------------------------------------------------------------- |  | ------------------------------ |  | --------------
|Property                                                       |  | Type                           |  | Square Footage
|One Carnegie Plaza                                             |  | Two two-story office buildings |  | 107,277       
|Two Carnegie Plaza                                             |  | Two-story office building      |  | 68,956        
|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    |  | 82,004        
|Pat & Oscars                                                   |  | Restaurant                     |  | 5,100         
|Three Carnegie                                                 |  | Two-story office building      |  | 83,661        
|Brier Corporate Center (commenced operations in February 2006) |  | Three-story office building    |  | 104,348       

As of September 30, 2007, the weighted average occupancy of the twelve properties was 89%.

Land

As of September 30, 2007, we owned approximately
4.1 acres of land, which are part undeveloped and part used as parking lots. 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, 2007 to the three and nine months ended September 30, 2006

Revenue

Rental income increased $476,000, or 14%, and $1,585,000, or 16%, for the three and nine months ended September 30, 2007
compared to the three and nine months ended September 30, 2006, respectively, primarily due to an increase in occupancy of 2.65 percentage points across all properties, principally at Three Carnegie Plaza, One Parkside, One Carnegie Plaza and
Carnegie Business Center II as well as an increase in recoveries from tenants which correlates with the increase in operating expenses and adjustments to the 2006 recovery reconciliations completed in the second quarter of 2007 as well as $179,000
of lease termination income recognized during the third quarter of 2007.

Expenses

Operating expenses increased $143,000, or 9%, and $892,000, or 22%, for the three and nine months ended September 30, 2007, compared to the three and nine months ended September 30, 2006, respectively. For
the three months ended September 30, 2007 the increase was primarily due to an increase in earthquake insurance of $89,000 and commencement of operations at Brier Corporate Center which, contributed to an additional $89,000. For the nine months
ended September 30, 2007 the increase was primarily due to increases in the cost of the earthquake insurance policy and real estate taxes of $382,000 and $186,000 respectively and commencement of operations at Brier Corporate Center which,
contributed to an additional $279,000.

Depreciation and amortization increased $21,000, or 2%, and $281,000, or 9%, for the three and nine months ended
September 30, 2007, compared to the three and nine months ended September 30, 2006, respectively, primarily due to the depreciation of capital improvements placed into service and an additional month of depreciation associated with Brier
Corporate Center in 2007.

Non-operating income / expenses

Interest and other income decreased $8,000, or 5% and increased $187,000, or 69%, for the three and nine months ended September 30, 2007, compared to the three and nine months ended September 30, 2006, respectively. The decrease
for the three months ended September 30, 2007 was due to lower interest income on a tenant note receivable due to principal paydowns by the tenant. The increase for the nine months ended September 30, 2007 was primarily due to interest
income earned from the investment of the proceeds of the loan obtained in April 2006.

Interest expense decreased $44,000, or 6%, and increased $476,000,
or 25%, during the three and nine months ended September 30, 2007, compared to the three and nine months ended September 30, 2006, respectively. The decrease for the three months ended September 30, 2007 was primarily due to
capitalization of interest expense associated with the Three Parkside development whereas no interest was capitalized in the third quarter of 2006. The increase in interest expense for the nine months ended September 30, 2007 was due to
increases in borrowings in April 2006 as well as the second quarter of 2006 cessation of interest capitalization associated with the development of Three Carnegie and Brier Corporate Center.

Loss on early extinguishment of debt of $227,000 during the nine months ended September 30, 2006 represented the write-off of unamortized original financing costs
in connection with the pay off of the construction note payable for Brier Corporate Center.

Liquidity and Capital Resources

As of September 30, 2007, we had cash and cash equivalents of $125,000 and a short-term investment of $10,699,000. The investment is a certificate of deposit with an
interest rate of 5.12% and a maturity date of November 10, 2007.

As of September 30, 2007, our liabilities include two notes payable with total
borrowing capacity of $55,583,000. These notes are collateralized by properties with an aggregate net carrying value of approximately $47,404,000. 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 Carnergie 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, 2007 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.



15



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##### Table of Contents

Cash flows

For the
nine months ended September 30, 2007, cash provided by operating activities was $3,646,000, as compared to cash provided by operating activities of $852,000 for the same period in 2006. The change was primarily due to a decrease in accounts
receivable, and an increase in accounts payable, a decrease in prepaid expenses and deferred costs. For the nine months ended September 30, 2007, cash used for investing activities was $4,863,000, as compared to cash used for investing
activities of $15,699,000 for the same period in 2006. The change was primarily due to the purchase of short-term investments and lower construction costs in 2006. For the nine months ended September 30, 2007, cash used for financing activities
was $1,332,000, as compared to cash provided by financing activities of $15,827,000 for the same period in 2006. The change was primarily due to the fact that 2006 included proceeds from a new loan and draws from the construction loan, partially
offset by the payoffs of the construction note payable and line of credit and a deposit for a loan application, as well as higher redemptions of Units in 2006.

Our expectation is that cash and cash equivalents as of September 30, 2007, together with cash from short term investments and 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, draws on the line of
credit, 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.

Contractual Obligations

As of September 30, 2007, our
contractual obligations are as follows (in thousands):



|                                    |  |                  |       |              |   |              |  |                   |       |       |   |        |  |   |       
|----------------------------------- |  | ---------------- | ----- | ------------ | - | ------------ |  | ----------------- | ----- | ----- | - | ------ |  | - | ------
|                                    |  | Less than 1 year |       | 1 to 3 years |   | 3 to 5 years |  | More than 5 years |       | Total
|Secured mortgage loans              |  | $                | 203   |              | $ | 1,728        |  | $                 | 1,931 |       | $ | 51,721 |  | $ | 55,583
|Interest on indebtedness            |  |                  | 769   |              |   | 6,045        |  |                   | 5,844 |       |   | 11,451 |  |   | 24,109
|Construction contract commitment(1) |  |                  | 1,726 |              |   |             |  |                   |      |       |   |       |  |   | 1,726 
|                                    |  |                  |       |              |   |              |  |                   |       |       |   |        |  |   |       
|Total                               |  | $                | 2,698 |              | $ | 7,773        |  | $                 | 7,775 |       | $ | 63,172 |  | $ | 81,418
|                                    |  |                  |       |              |   |              |  |                   |       |       |   |        |  |   |       



|(1) | During the second quarter of 2007, we began developing Three Parkside, a two-story
multi-tenant 30,322 square-foot office building on an approximate 0.41 acre land parcel. The total estimated cost of the project is approximately $4,961,000, not including original land costs, tenant improvements, capitalized interest and
commissions for leasing the project. The project is expected to be substantially completed in the fourth quarter of 2007.
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

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 secured 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, 2006.

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 expectation to make annual or more frequent cash distributions to partners;
|- |  | -------------------------------------------------------------------------------



| |  | Our expectation that the undeveloped land will be eventually positioned for development;
|- |  | ----------------------------------------------------------------------------------------



| |  | 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;
|- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------



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| |  | 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 expectation that Three Parkside will be substantially completed in the fourth quarter of 2007;
|- |  | --------------------------------------------------------------------------------------------------



| |  | 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;
|- |  | -----------------------------------------------------------------------------



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



| |  | construction delays beyond the owners control, such as weather delays, material shortages and labor strife;
|- |  | ------------------------------------------------------------------------------------------------------------



| |  | 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, 2006. 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.



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



|                               |  |                        |      |   |      |   |      |      |  |   |      |   |  |      |      |   |            |   |      |       |  |   |        |   |  |   |        |  
|------------------------------ |  | ---------------------- | ---- | - | ---- | - | ---- | ---- |  | - | ---- | - |  | ---- | ---- | - | ---------- | - | ---- | ----- |  | - | ------ | - |  | - | ------ | -
|                               |  | Expected Maturity Date |      |   |      |  
|                               |  | 2007                   |      |   | 2008 |   |      | 2009 |  |   | 2010 |   |  | 2011 |      |   | Thereafter |   |      | Total | 
|                               |  | (in thousands)         |      |   |      |  
|Collateralized fixed rate debt |  | $                      | 203  |   |      | $ | 840  |      |  | $ | 888  |   |  | $    | 939  |   |            | $ | 992  |       |  | $ | 51,721 |   |  | $ | 55,583 |  
|Average interest rate          |  |                        | 5.54 | % |      |   | 5.54 | %    |  |   | 5.54 | % |  |      | 5.54 | % |            |   | 5.54 | %     |  |   | 5.54   | % |  |   | 5.54   | %

As of September 30, 2007, we have cash and cash equivalents of $125,000; approximately $4,000 was invested in
an interest-bearing money market account and $10,699,000 in short-term investments. Declines in interest rates over time would reduce our interest income.



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

Mr. Stephenson, as the principal
executive and financial officer of RFC, has 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-15 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 period specified in the SECs rules and forms. Based upon his
evaluation, the principal executive and financial officer of RFC 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 reported, 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 as appropriate to allow timely decisions
regarding required disclosures.

There has been no change in the Partnerships internal control over financial reporting (as defined in
Rule 13a-15(f)) that occurred during the fiscal quarter ended September 30, 2007, that has materially affected, or is reasonably likely to materially affect, the Partnerships internal control over financial reporting.



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

Not applicable.

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, 2006.



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

None.



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

None.



|Item 4. | Submission of Matters to a Vote of Security Holders
|------- | ---------------------------------------------------

None.



|Item 5. | Other information
|------- | -----------------

None.



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



|   |  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|-- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   | 
|31 |  | Certification of Daniel L. Stephenson, Chief Executive Officer and Chief Financial Officer of General Partnership Pursuant to Rule 13a-14(a) of the Exchange Act.                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|   | 
|32 |  | Certification of Daniel L. Stephenson, Chief Executive Officer and Chief Financial Officer of General Partnership 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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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 14, 2007 |  |  |  |                                                        |  | By:                      |  | /s/ Daniel L. Stephenson                                                  
|                           |  |  |  |                                                        |  |                          |  |                                                                            |  | Daniel L. Stephenson, President
|                           |  |  | 
|Date:    November 14, 2007 |  |  |  | By:                                                    |  | /s/ Daniel L. Stephenson
|                           |  |  |  |                                                        |  |                          |  | Daniel L. Stephenson, General Partner                                     



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EXHIBIT INDEX

RANCON REALTY FUND IV,

A CALIFORNIA LIMITED PARTNERSHIP



|           |  |                                                                                                                      
|---------- |  | ---------------------------------------------------------------------------------------------------------------------
|           | 
|Exhibit 31 |  | Certification of Chief Executive Officer and Chief Financial Officer                                                 
|           | 
|Exhibit 32 |  | Certification Pursuant to 18 U.S.C Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002



21