February 12, 2004




Securities and Exchange Commission
450 Fifth Street, NW
Washington, DC  20549

Re:    Boston Financial Tax Credit Fund VII, A Limited Partnership
       Report on Form 10-QSB for the Quarter Ended December 31, 2003
       File Number 0-24584


Dear Sir/Madam:

Pursuant to the requirements of Section 15(d) of the Securities Exchange Act of
1934, filed herewith one copy of subject report.


Very truly yours,


/s/Stephen Guilmette
Stephen Guilmette
Assistant Controller





TC7-Q2.DOC


<PAGE>


                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

                                   FORM 10-QSB


(Mark One)

[ X ]     QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
          EXCHANGE ACT OF 1934

For the quarterly period ended                      December 31, 2003
                                       ------------------------------------

                                                         OR

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

For the transition period from                              to
                               --------------                    -------------

             Commission file number 0-24584

                 Boston Financial Tax Credit Fund VII, A Limited Partnership
                     (Exact name of registrant as specified in its charter)


                   Massachusetts                           04-3166203
-----------------------------------------        ------------------------------
      (State or other jurisdiction of                   (I.R.S. Employer
      incorporation or organization)                    Identification No.)



   101 Arch Street, Boston, Massachusetts                           02110-1106
---------------------------------------------                    --------------
  (Address of principal executive offices)                          (Zip Code)


Registrant's telephone number, including area code              (617) 439-3911
                                                       -----------------------

Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (or for such shorter period that the registrant was
required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days.
                                   Yes X No .


<PAGE>


           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP
                                TABLE OF CONTENTS


<TABLE>
<CAPTION>


PART I - FINANCIAL INFORMATION                                                        Page No.
------------------------------                                                        --------

Item 1.  Financial Statements

<S>                                                                                       <C>
         Balance Sheet (Unaudited) - December 31, 2003                                    1

         Statements of Operations (Unaudited) - For the Three and Nine
           Months Ended December 31, 2003 and 2002                                        2

         Statement of Changes in Partners' Equity (Deficiency)
           (Unaudited) - For the Nine Months Ended December 31, 2003                      3

         Statements of Cash Flows (Unaudited) -
           For the Nine Months Ended December 31, 2003 and 2002                           4

         Notes to the Financial Statements (Unaudited)                                    5

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

Item 3.    Controls and Procedures                                                       12

PART II - OTHER INFORMATION

Items 1-6                                                                                13

SIGNATURE                                                                                14


</TABLE>


<PAGE>


           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP

                                 BALANCE SHEET
                                December 31, 2003
                                   (Unaudited)
<TABLE>
<CAPTION>


Assets

<S>                                                                                       <C>
Cash and cash equivalents                                                                 $    1,089,629
Restricted cash (Note 2)                                                                         245,080
Marketable securities, at fair value                                                             413,255
Investments in Local Limited Partnerships (Note 1)                                            10,816,008
Other assets                                                                                       7,262
                                                                                          --------------
     Total Assets                                                                         $   12,571,234
                                                                                          ==============

Liabilities and Partners' Equity

Due to affiliates                                                                         $       96,799
Accrued expenses                                                                                  53,437
                                                                                          --------------
     Total Liabilities                                                                           150,236
                                                                                          --------------

Commitments (Note 2)

General, Initial and Investor Limited Partners' Equity                                        12,417,501
Net unrealized gains on marketable securities                                                      3,497
                                                                                          --------------
     Total Partners' Equity                                                                   12,420,998
                                                                                          --------------
     Total Liabilities and Partners' Equity                                               $   12,571,234
                                                                                          ==============
The accompanying notes are an integral part of these financial statements.

</TABLE>
<PAGE>


           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP
                            STATEMENTS OF OPERATIONS

         For the Three and Nine Months Ended December 31, 2003 and 2002
                                   (Unaudited)
<TABLE>
<CAPTION>


                                             Three Months Ended                          Nine Months Ended
                                      December 31,         December 31,          December 31,        December 31,
                                          2003                 2002                  2003                2002
                                      -------------        -------------         -------------     ---------------

Revenue:
<S>                                   <C>                  <C>                   <C>               <C>
   Investment                         $      10,129        $      16,127         $      32,252     $        54,225
   Other                                          -                    -                30,000              32,670
                                      -------------        -------------         -------------     ---------------
       Total Revenue                         10,129               16,127                62,252              86,895
                                      -------------        -------------         -------------     ---------------

Expenses:
   Asset management fee, affiliate           81,183               79,280               243,549             237,840
   Provision for valuation of
     investments in Local Limited
     Partnerships (Note 1)                2,395,000                    -             2,395,000                   -
   Provision for valuation of advances
     to Local Limited Partnerships,
     net of recovery (Note 1)                     -                  506               139,494             123,142
   General and administrative
     (includes reimbursements
     to an affiliate in the amounts
     of $92,618 and $76,088 in 2003
     and 2002, respectively)                 58,929               52,407               158,153             182,822
   Amortization                               7,656                7,655                22,967              22,966
                                      -------------        -------------         -------------     ---------------
       Total Expenses                     2,542,768              139,848             2,959,163             566,770
                                      -------------        -------------         -------------     ---------------

Loss before equity in losses
   of Local Limited Partnerships         (2,532,639)            (123,721)           (2,896,911)           (479,875)

Equity in losses of Local Limited
   Partnerships (Note 1)                   (653,729)            (849,740)           (1,997,802)         (1,758,823)
                                      -------------        -------------         -------------     ---------------

Net Loss                              $  (3,186,368)       $    (973,461)        $  (4,894,713)    $    (2,238,698)
                                      =============        =============         =============     ===============

Net Loss allocated:
   General Partners                   $     (31,864)       $      (9,735)        $     (48,947)    $       (22,387)
   Limited Partners                      (3,154,504)            (963,726)           (4,845,766)         (2,216,311)
                                      -------------        -------------         -------------     ---------------
                                      $  (3,186,368)       $    (973,461)        $  (4,894,713)    $    (2,238,698)
                                      =============        =============         =============     ===============
Net Loss per Limited
Partner Unit (50,930 Units)           $      (61.94)       $      (18.93)        $      (95.15)    $        (43.52)
                                      =============        =============         =============     ===============

</TABLE>

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

<PAGE>

           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP

              STATEMENT OF CHANGES IN PARTNERS' EQUITY (DEFICIENCY)
                   For the Nine Months Ended December 31, 2003
                                   (Unaudited)
<TABLE>
<CAPTION>



                                                       Initial       Investor           Net
                                       General         Limited        Limited       Unrealized
                                       Partners        Partner        Partners         Gains            Total
                                      -----------    -------------    -----------     ----------       ---------

<S>                                   <C>            <C>          <C>               <C>            <C>
Balance at March 31, 2003             $  (271,199)   $   5,000    $   17,578,413    $    20,615    $  17,332,829
                                      -----------    ---------    --------------    -----------    -------------

Comprehensive Loss:
   Change in net unrealized gains
     on marketable securities
     available for sale                         -            -                 -        (17,118)         (17,118)
   Net Loss                               (48,947)           -        (4,845,766)             -       (4,894,713)
                                      -----------    ---------    --------------    -----------    -------------
Comprehensive Loss                        (48,947)           -        (4,845,766)       (17,118)      (4,911,831)
                                      -----------    ---------    --------------    -----------    -------------

Balance at December 31, 2003          $  (320,146)   $   5,000    $   12,732,647    $     3,497    $  12,420,998
                                      ===========    =========    ==============    ===========    =============
</TABLE>

The accompanying notes are an integral part of these financial statements.
<PAGE>

           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP

                            STATEMENTS OF CASH FLOWS
              For the Nine Months Ended December 31, 2003 and 2002
                                   (Unaudited)
<TABLE>
<CAPTION>



                                                                                      2003               2002
                                                                                  -------------    -------------

<S>                                                                               <C>              <C>
Net cash used for operating activities                                            $    (457,776)   $    (393,119)

Net cash provided by investing activities                                                11,739          660,316
                                                                                  -------------    -------------

Net increase (decrease) in cash and cash equivalents                                   (446,037)         267,197

Cash and cash equivalents, beginning                                                  1,535,666        1,193,303
                                                                                  -------------    -------------
Cash and cash equivalents, ending                                                 $   1,089,629    $   1,460,500
                                                                                  =============    =============


</TABLE>


The accompanying notes are an integral part of these financial statements.
<PAGE>



           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP

                        NOTES TO THE FINANCIAL STATEMENTS
                                   (Unaudited)


The unaudited financial statements presented herein have been prepared in
accordance with the instructions to Form 10-QSB and do not include all of the
information and note disclosures required by accounting principles generally
accepted in the United States of America. These statements should be read in
conjunction with the financial statements and notes thereto included with the
Fund's Form 10-KSB for the year ended March 31, 2003. In the opinion of the
Managing General Partner, these financial statements include all adjustments,
consisting only of normal recurring adjustments, necessary to present fairly the
Fund's financial position and results of operations. The results of operations
for the period may not be indicative of the results to be expected for the year.

The Managing General Partner of the Fund has elected to report results of the
Local Limited Partnerships in which the Fund has a limited partnership interest
on a 90-day lag basis because the Local Limited Partnerships report their
results on a calendar year basis. Accordingly, the financial information about
the Local Limited Partnerships that is included in the accompanying financial
statements is as of September 30, 2003 and 2002.

1.   Investments in Local Limited Partnerships

The Fund has limited partnership interests in nineteen Local Limited
Partnerships which were organized for the purpose of owning and operating
multi-family housing complexes, all of which are government-assisted. Upon
dissolution of the Local Limited Partnerships, proceeds will be distributed
according to the respective Local Limited Partnership agreements.

The following is a summary of investments in Local Limited Partnerships at
December 31, 2003:
<TABLE>
<CAPTION>

Capital contributions and advances paid to Local Limited
     Partnerships and purchase price paid to withdrawing
<S>                                                                                            <C>
     partners of Local Limited Partnerships                                                    $  40,391,419

Cumulative equity in losses of Local Limited Partnerships
     (excluding cumulative unrecognized losses of $6,893,020)                                    (25,902,655)

Cumulative cash distributions received from Local Limited Partnerships                            (1,794,063)
                                                                                               -------------

Investments in Local Limited Partnerships before adjustments                                      12,694,701

Excess investment costs over the underlying assets acquired:

     Acquisition fees and expenses                                                                 1,252,338

     Cumulative amortization of acquisition fees and expenses                                       (302,482)
                                                                                               -------------

Investments in Local Limited Partnerships before reserve for valuation                            13,644,557

Reserve for valuation of investments in Local Limited Partnerships                                (2,828,549)
                                                                                               -------------

Investments in Local Limited Partnerships                                                      $  10,816,008
                                                                                               =============
</TABLE>

For the nine months ended December 31, 2003, the Fund advanced, net of
repayments, $139,494 to two of the Local Limited Partnerships, all of which was
reserved. The Fund has recorded a reserve for valuation for its investments in
certain Local Limited Partnerships in order to appropriately reflect the
estimated net realizable value of these investments.



<PAGE>

           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP

                  NOTES TO THE FINANCIAL STATEMENTS (continued)
                                   (Unaudited)



1. Investments in Local Limited Partnerships (continued)

The Fund's share of the net losses of the Local Limited Partnerships for the
nine months ended December 31, 2003 is $2,292,891. For the nine months ended
December 31, 2003, the Fund has not recognized $295,089 of equity in losses
relating to certain Local Limited Partnerships in which cumulative equity in
losses and distributions exceeded its total investments in these Local Limited
Partnerships.

2.   Commitments

At December 31, 2003, the Fund has committed to make future capital
contributions and pay future purchase price installments on its investments in
Local Limited Partnerships. These future payments are contingent upon the
achievement of certain criteria as set forth in the Local Limited Partnership
agreements and total approximately $206,000. Of this amount, the Fund has set
aside approximately $148,000 in escrow for future capital contributions to one
Local Limited Partnership.


<PAGE>

           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP


                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
                  FINANCIAL CONDITION AND RESULTS OF OPERATIONS


Certain matters discussed herein constitute forward-looking statements within
the meaning of the Private Securities Litigation Reform Act of 1995. The Fund
intends such forward-looking statements to be covered by the safe harbor
provisions for forward-looking statements and is including this statement for
purposes of complying with these safe harbor provisions. Although the Fund
believes the forward-looking statements are based on reasonable assumptions, the
Fund can give no assurance that its expectations will be attained. Actual
results and timing of certain events could differ materially from those
projected in or contemplated by the forward-looking statements due to a number
of factors, including, without limitation, general economic and real estate
conditions and interest rates.

Accounting Policies

The Fund's accounting policies include those that relate to its recognition of
investments in Local Limited Partnerships using the equity method of accounting.
The Fund's policy is as follows:

The Fund accounts for its investments in Local Limited Partnerships using the
equity method of accounting because the Fund does not have control over the
major operating and financial policies of the Local Limited Partnerships in
which it invests. Under the equity method, the investment is carried at cost,
adjusted for the Fund's share of net income or loss and for cash distributions
from the Local Limited Partnerships; equity in income or loss of the Local
Limited Partnerships is included currently in the Fund's operations. Under the
equity method, a Local Limited Partnership investment will not be carried below
zero. To the extent that equity in losses are incurred when the Fund's carrying
value of the respective Local Limited Partnership has been reduced to a zero
balance, the losses will be suspended and offset against future income. Income
from Fund investments where cumulative equity in losses plus cumulative
distributions have exceeded the total investment in Local Limited Partnerships
will not be recorded until all of the related unrecorded losses have been
offset. To the extent that a Local Limited Partnership with a carrying value of
zero distributes cash to the Fund, that distribution is recorded as income on
the books of the Fund and is included in "Other Revenue" in the accompanying
financial statements.

The Fund has implemented policies and practices for assessing potential
impairment of its investments in Local Limited Partnerships. Real estate experts
analyze the investments to determine if impairment indicators exist. If so, the
carrying value is compared to the undiscounted future cash flows expected to be
derived from the asset. If a significant impairment in carrying value exists, a
provision to write down the asset to fair value will be recorded in the Fund's
financial statements.

Liquidity and Capital Resources

At December 31, 2003, the Fund had cash and cash equivalents of $1,089,629,
compared with $1,535,666 at March 31, 2003. This decrease is primarily due to
cash used for operating activities during the period ended December 31, 2003.

The Managing General Partner initially designated 5% of the Gross Proceeds as
Reserves, as defined in the Partnership Agreement. The Reserves were established
to be used for working capital of the Fund and contingencies related to the
ownership of Local Limited Partnership interests. The Managing General Partner
may increase or decrease such Reserves from time to time, as it deems
appropriate. At December 31, 2003, $1,502,884 of cash, cash equivalents and
marketable securities has been designated as Reserves.

To date, professional fees relating to various Property issues totaling
approximately $124,000 have been paid from Reserves. In the event a Local
Limited Partnership encounters operating difficulties requiring additional
funds, the Fund's management might deem it in its best interest to voluntarily
provide such funds in order to protect its investment. As of December 31, 2003,
the Fund has advanced approximately $434,000 to Local Limited Partnerships to
fund operating deficits.


<PAGE>
           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP


                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Liquidity and Capital Resources (continued)

The Managing General Partner believes that the investment income earned on the
Reserves, along with cash distributions received from Local Limited
Partnerships, to the extent available, will be sufficient to fund the Fund's
ongoing operations. Reserves may be used to fund operating deficits, if the
Managing General Partner deems funding appropriate. To date, the Fund has used
approximately $544,000 of Reserves to fund operations. If Reserves are not
adequate to cover the Fund's operations, the Fund will seek other financing
sources including, but not limited to, the deferral of Asset Management Fees
paid to an affiliate of the Managing General Partner or working with Local
Limited Partnerships to increase cash distributions.


At December 31, 2003, the Fund has committed to make future capital
contributions and to pay future purchase price installments on its investments
in Local Limited Partnerships. These future payments are contingent upon the
achievement of certain criteria as set forth in the Local Limited Partnership
Agreements and total approximately $58,000.

Since the Fund invests as a limited partner, the Fund has no contractual duty to
provide additional funds to Local Limited Partnerships beyond its specified
investment. Thus, as of December 31, 2003, the Fund had no contractual or other
obligation to any Local Limited Partnership which had not been paid or provided
for, except as described above.

Cash Distributions

No cash distributions were made during the nine months ended December 31, 2003.

Results of Operations

Three Month Period

The Fund's results of operations for the three months ended December 31, 2003
resulted in a net loss of $3,186,368, as compared to a net loss of $973,461 for
the same period in 2002. The increase in net loss is primarily attributable to
the current year provision for valuation of investments in Local Limited
Partnerships, partially offset by a decrease in equity in losses of Local
Limited Partnerships. The increase in provision for valuation of investments in
Local Limited Partnerships is a result of the Partnership recognizing
non-temporary declines in the carrying value of its investment in certain Local
Limited Partnerships.

Nine Month Period

The Fund's results of operations for the nine months ended December 31, 2003
resulted in a net loss of $4,894,713, as compared to a net loss of $2,238,698
for the same period in 2002. The increase in net loss is primarily attributable
to the current year provision for valuation of advances to Local Limited
Partnerships and an increase in equity in losses of Local Limited Partnerships,
partially offset by a decrease in general and administrative expenses. Equity in
losses of Local Limited Partnerships increased between years due to an increase
in losses of Local Limited Partnerships recognized by the Partnership as a
result of capital contributions being made to a Local Limited Partnership that
had a carrying value of zero.


<PAGE>

           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Portfolio Update

The Fund's investment portfolio consists of limited partnership interests in
nineteen Local Limited Partnerships, each of which owns and operates a
multi-family apartment complex and each of which has generated Tax Credits.
Since inception, the Fund has generated Tax Credits of approximately $1,281 per
Limited Partner Unit. The Managing General Partner estimates that the Fund will
generate Tax Credits of approximately $132, $65 and $10 per Unit during 2003,
2004 and 2005, respectively. In the aggregate, actual and estimated Tax Credits
will enable the Fund to meet the objective specified in the Fund's prospectus.

Properties that receive low income housing Tax Credits must remain in compliance
with rent restriction and set-aside requirements for at least 15 years from the
date the property is completed (the "Compliance Period"). Failure to do so would
result in the recapture of a portion of the property's Tax Credits. Between 2006
and continuing through 2010, the Compliance Period of the nineteen Properties in
which the Fund has an interest will expire. The Managing General Partner has
negotiated agreements that will ultimately dispose of the Fund's interest in two
Local Limited Partnerships. It is unlikely that the disposition of any of these
Local Limited Partnership interests will generate any material cash
distributions to the Fund.

The Managing General Partner will continue to closely monitor the operations of
the Properties during the Compliance Period and will formulate disposition
strategies with respect to the Fund's remaining Local Limited Partnership
interests. It is unlikely that the Managing General Partner will be able to
dispose of the Fund's Local Limited Partnership interests concurrently with the
expiration of each Property's Compliance Period. The Fund shall dissolve and its
affairs shall be wound up upon the disposition of the final Local Limited
Partnership interest and other assets of the Fund. Investors will continue to be
Limited Partners, receiving K-1s and quarterly and annual reports, until the
Fund is dissolved.

Property Discussions

A majority of the Properties in which the Fund has an interest have stabilized
operations and operate above break-even. A few Properties generate cash flow
deficits that the Local General Partners of those Properties fund through
project expense loans, subordinated loans or operating escrows. However, some
Properties have had persistent operating difficulties that could either: i) have
an adverse impact on the Fund's liquidity; ii) result in their foreclosure; or
iii) result in the Managing General Partner deeming it appropriate for the Fund
to dispose of its interest in the Local Limited Partnership prior to the
expiration of the Compliance Period. Also, the Managing General Partner, in the
normal course of the Fund's business, may arrange for the future disposition of
its interest in certain Local Limited Partnerships. The following Property
discussions focus only on such Properties.

As previously reported, operations at Los Claveles II, located in Trujillio
Alto, Puerto Rico, have recently improved. The sister property to the Property
("Tower I"), which is not owned by the Fund, remained vacant for 18 months due
to subsidy issues, making it very difficult to repair and occupy units at the
subject. In March 2002, the subsidy issue was resolved after a long negotiating
period with the United States Department of Housing and Urban Development. Since
resolution of the subsidy issue at Tower I, occupancy at the Property has
improved substantially. Despite these improvements, significant risks to the
Fund remain. The Property continues to be in default of its first mortgage,
which was restructured as part of a workout in 1999. Debt service payments were
supposed to commence in February 2000 but were delayed until July 2003 because
turnaround efforts at the Property were stalled for almost two years due to
subsidy issues at Tower I. Although the loan is technically in default, the
workout agreement contains a clause that obligates the lender to renegotiate the
terms of the workout agreement in the event that the terms of the agreement are
not met. Unfortunately, the negotiations have not yet concluded. Operating
deficits are

<PAGE>
           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP


                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Property Discussions (continued)

funded from the capital improvement reserve set up as part of the 1999 workout
of the Property, resulting in less money to conduct capital repairs than had
been contemplated in the 1999 workout agreement. The Managing General Partner,
concerned about the Property's long-term viability, signed an agreement with the
Local General Partner whereby the Fund would pay its remaining capital
commitment of $350,000 and release Fund Reserves of approximately $50,000 in
exchange for an exit option which would allow the Fund to put its interest to
the Local General Partner at any time for $10,000. In addition, the Local
General Partner has the right, subsequent to the expiration of the Compliance
Period on December 31, 2008, to call the Fund's interest for a price of $10,000.
As part of the agreement, the Local General Partner is providing an operating
guarantee in the form of a Local General Partner indemnification of any loss of
Fund Tax Credits or any recapture of Tax Credits through the end of the
Compliance Period. This agreement was executed on December 20, 2002.

As previously reported, Grand Boulevard Renaissance, located in Chicago,
Illinois, has experienced operating difficulties for a number of years, with low
occupancy and working capital and debt service coverage ratios below appropriate
levels. In response to this situation, during 2001, the Local General Partner
negotiated with the first mortgage lender to reduce the interest rate on the
current first mortgage. In addition, in an effort to further reduce the
Property's debt service burden, in July 2003, the Local Partnership and the
Illinois Housing Development Authority closed on a mortgage restructuring of the
second mortgage that reduced (deferred) monthly debt service payments. As part
of the transaction, management agent agreed to subordinate a percentage of its
management fee to payment of the second mortgage debt service. The Property
still struggles with a generally low quality tenant base, and as a result, rent
collection and eviction issues continue to hamper operations. The Property
remains current on its loan obligations.

As previously reported, operations at Oak Ridge, located in Macon, Georgia,
continue to suffer primarily due to low occupancy and rental rates. The low
occupancy is generally attributable to a lack of public transportation near the
site and a struggling economy in the Macon area. Although net operating income
increased significantly during each of the past two years, the Property's net
operating income is insufficient to meet debt service payments. The Local
General Partner has advanced the funds necessary for the Property to stay
current on its loan obligations. The Managing General Partner will continue to
work closely with the management agent and Local General Partner to monitor
Property operations as well as to explore a potential loan workout with the
lender.

As previously reported, although operations at Palo Verde II, located in
Henderson, Nevada, remain strong, the Local General Partner filed for bankruptcy
protection and refused to send the Fund its priority cash distributions,
representing a default under the terms of the Local Limited Partnership
Agreement. An affiliate of the Managing General Partner has assumed the Local
General Partner interest and is seeking an acceptable replacement Local General
Partner.


<PAGE>
           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP


                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Property Discussions (continued)

Eden Park, located in Brooklyn Park, Minnesota, has been experiencing operating
difficulties since mid-2002. Occupancy has decreased mainly from a weak rental
market. The low occupancy has reduced revenues and resulted in significant
operating deficits which the Local General Partner expects to continue for the
next two or three years. In an effort to reduce the Fund's risk, on October 1,
2003, the Managing General Partner and Local General Partner entered an
agreement to transfer a portion of the Fund's interest in Eden Park's future Tax
Credits (approximately $11 per Unit) and tax losses to the Local General Partner
in return for the Local General Partner agreeing to deposit $500,000 into an
escrow to be used to fund current and future operating deficits, and to fund as
much as an additional $500,000 to cover future operating deficits. Finally, the
Managing General Partner and Local General Partner agreed that the Managing
General Partner could put the Fund's interest to the Local General Partner for
$1 any time after October 1, 2003 and that the Local General Partner could call
the Fund's interest for fair market value any time after January 2, 2009. The
Compliance Period ends for Eden Park on December 31, 2008.

St. Andrews Pointe, located in Columbia, South Carolina, continues to suffer
primarily from its location in Columbia. The property was built in an area of
town that was once thriving, but is now considered less desirable. Occupancy has
decreased in recent quarters, and debt service coverage and working capital are
below appropriate levels. In addition, administrative and maintenance expenses
exceed budgeted numbers. However, the management agent is strong and works
diligently to advertise and attract qualified residents to the property.
Advances from the Local General Partner have enabled the property to stay
current on its loan obligations. All tax, insurance, and reserve payments are
also being made.

Other Development

During the period ended December 31, 2003, Lend Lease Real Estate Investments,
Inc. sold its interest in, and association with, the General Partner and its
affiliated business unit, Housing and Community Investing ("HCI"), to Municipal
Mortgage and Equity, LLC ("Muni Mae"). Muni Mae is in the business of
originating, servicing and investing in multi-family housing. HCI will be
combined with Muni Mae's Midland subsidiary to operate under the name MMA
Financial.


<PAGE>
           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP


                             CONTROLS AND PROCEDURES



Controls and Procedures

Based on the Fund's evaluation as of the end of the period covered by this
report, the Fund's director has concluded that the Fund's disclosure controls
and procedures are effective to ensure that information required to be disclosed
in the reports that the Fund files or submits under the Securities Exchange Act
of 1934 is recorded, processed, summarized and reported within the time periods
specified in the Securities and Exchange Commission's rules and forms.

There have been no significant changes in the Fund's internal controls or in
other factors that could significantly affect those controls subsequent to the
date of their evaluation.


<PAGE>

           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP




PART II       OTHER INFORMATION

Items 1-5     Not applicable

Item 6        Exhibits and reports on Form 8-K

(a)      Exhibits

31.1     Certification of Jenny Netzer pursuant to section 302 of the
         Sarbanes-Oxley Act of 2002

                    32.1   Certification of Jenny Netzer pursuant to section
                    906 of the Sarbanes-Oxley Act of 2002

              (b) Reports on Form 8-K - No reports on Form 8-K were filed during
the quarter ended December 31, 2003.



<PAGE>
           BOSTON FINANCIAL TAX CREDIT FUND VII, A LIMITED PARTNERSHIP


                                    SIGNATURE


Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.


DATED:  February 12, 2004            BOSTON FINANCIAL TAX CREDIT FUND VII,
                                     A LIMITED PARTNERSHIP


                                     By:   Arch Street VIII, Inc.,
                                           its Managing General Partner


                                           /s/Jenny Netzer
                                           Jenny Netzer
                                           Executive Vice President
                                           MMA Financial, LLC