November 14, 2005




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 September 30, 2005
       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








<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            September 30, 2005
                                       ----------------------------------------

                                                         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) - September 30, 2005                                   1

         Statements of Operations (Unaudited) -
           For the Three and Six Months Ended September 30, 2005 and 2004                 2

         Statement of Changes in Partners' Equity (Deficiency)
           (Unaudited) - For the Six Months Ended September 30, 2005                      3

         Statements of Cash Flows (Unaudited) -
           For the Six Months Ended September 30, 2005 and 2004                           4

         Notes to the Financial Statements (Unaudited)                                    5

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

PART II - OTHER INFORMATION

Items 1-6                                                                                15

SIGNATURE                                                                                16

CERTIFICATIONS                                                                           17

</TABLE>


<PAGE>


                     BOSTON FINANCIAL TAX CREDIT FUND VII, A
                               LIMITED PARTNERSHIP



                                  BALANCE SHEET
                               September 30, 2005
                                   (Unaudited)

<TABLE>
<CAPTION>



Assets

<S>                                                                                               <C>
Cash and cash equivalents                                                                         $       616,142
Restricted cash                                                                                            55,002
Investment securities (Note 1)                                                                            554,501
Restricted investment securities (Note 1)                                                                 196,400
Investments in Local Limited Partnerships (Note 2)                                                      5,224,989
Other assets                                                                                                6,449
                                                                                                  ---------------
     Total Assets                                                                                 $     6,653,483
                                                                                                  ===============

Liabilities and Partners' Equity

Due to affiliates                                                                                 $       426,493
Accrued expenses                                                                                           37,305
                                                                                                  ---------------
     Total Liabilities                                                                                    463,798
                                                                                                  ---------------

Commitments (Note 3)

General, Initial and Investor Limited Partners' Equity                                                  6,185,330
Net unrealized gains on investment securities                                                               4,355
                                                                                                  ---------------
     Total Partners' Equity                                                                             6,189,685
                                                                                                  ---------------
     Total Liabilities and Partners' Equity                                                       $     6,653,483
                                                                                                  ===============
</TABLE>


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


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

                            STATEMENTS OF OPERATIONS
         For the Three and Six Months Ended September 30, 2005 and 2004
                                   (Unaudited)

<TABLE>
<CAPTION>


                                                         Three Months Ended                          Six Months Ended
                                                  September 30,         September 30,        September 30,         September 30,
                                                      2005                  2004                 2005                  2004
                                                ----------------      ----------------     ----------------     ----------------
Revenue
<S>                                             <C>                   <C>                  <C>                  <C>
   Investment                                   $         10,310      $          5,190     $         17,588     $          8,988
   Other                                                  30,000                     -               30,000               70,000
                                                ----------------      ----------------     ----------------     ----------------
     Total Revenue                                        40,310                 5,190               47,588               78,988
                                                ----------------      ----------------     ----------------     ----------------

Expenses:
   Asset Management Fees, affiliate                       85,456                82,726              170,912              165,452
   Provision for valuation of advances to
     Local Limited Partnerships                              179                13,141              200,216               13,141
   Provision for valuation of investments
     of investments in Local Limited
     Partnerships                                              -                     -              133,000                    -
   General and administrative
     (includes reimbursement to affiliate
     in the amounts of $67,252 and
     $112,654 for the six months ended
     September 30, 2005 and 2004,
     respectively)                                        75,041                83,469              153,414              174,318
   Amortization                                            4,532                 7,460               10,778               14,920
                                                ----------------      ----------------     ----------------     ----------------
     Total Expense                                       165,208               186,796              668,320              367,831
                                                ----------------      ----------------     ----------------     ----------------

Loss before equity in losses of
   Local Limited Partnerships                           (124,898)             (181,606)            (620,732)            (288,843)

Equity in losses of Local Limited
   Partnerships (Note 2)                                (210,091)             (670,553)            (497,892)          (1,360,544)
                                                ----------------      ----------------     ----------------     ----------------

Net Loss                                        $       (334,989)     $       (852,159)    $     (1,118,624)    $     (1,649,387)
                                                ================      ================     ================     ================

Net Loss allocated:
   General Partners                             $         (3,350)     $         (8,522)    $        (11,186)    $        (16,494)
   Limited Partners                                     (331,639)             (843,637)          (1,107,438)          (1,632,893)
                                                ----------------      ----------------     ----------------     ----------------
                                                $       (334,989)     $       (852,159)    $     (1,118,624)    $     (1,649,387)
                                                ================      ================     ================     ================

Net Loss Per Limited Partner
   Unit (50,930) Units                          $          (6.51)     $        (16.56)     $        (21.74)     $         (32.06)
                                                ================      ===============      ===============      ================

</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 Six Months Ended September 30, 2005
                                   (Unaudited)




<TABLE>
<CAPTION>


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

<S>                                      <C>             <C>               <C>               <C>             <C>
Balance at March 31, 2005                $  (371,281)    $     5,000       $    7,670,235    $         153   $    7,304,107
                                         -----------     -----------       --------------    -------------   --------------

Comprehensive Income (Loss):
  Change in net unrealized
     gains on investment
     securities available for sale                 -               -                    -           4,202             4,202
  Net Loss                                   (11,186)              -           (1,107,438)              -        (1,118,624)
                                         ------------    -----------       --------------    ------------    --------------
Comprehensive Income (Loss)                  (11,186)              -           (1,107,438)          4,202        (1,114,422)
                                         -----------     -----------       --------------    ------------    --------------

Balance at September 30, 2005            $  (382,467)    $     5,000       $    6,562,797    $      4,355    $    6,189,685
                                         ===========     ===========       ==============    ============    ==============

</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 Six Months Ended September 30, 2005 and 2004
                                   (Unaudited)


<TABLE>
<CAPTION>

                                                                              2005                  2004
                                                                          -------------         --------

<S>                                                                       <C>                   <C>
Net cash provided by (used for) operating activities                      $     160,787         $     (27,304)

Net cash provided by (used for) investing activities                           (579,808)              102,452
                                                                          -------------         -------------

Net increase (decrease) in cash and cash equivalents                           (419,021)               75,148

Cash and cash equivalents, beginning                                          1,035,163             1,304,199
                                                                          -------------         -------------

Cash and cash equivalents, ending                                         $     616,142         $   1,379,347
                                                                          =============         =============

</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, 2005. 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 June 30, 2005 and 2004.

1.   Investment Securities

The Fund's investment securities are classified as "Available for Sale" and are
carried at fair value as reported by the brokerage firms at which they are held,
with unrealized gains or losses excluded from earnings and reported as a
separate component of partner's equity.

2.   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. The Fund's
ownership interest in each Local Limited Partnership is 99%, with the exception
of Springwood Apartments which is 19.8%, Eden Park which is 67%, Fountain Lakes
which is 90%, and Twin Oaks Meadow which is 95.89%. The Fund may have negotiated
or may negotiate options with the Local General Partners to purchase or sell the
Fund's interests in the Local Limited Partnership's at the end of the Compliance
Period at nominal prices. In the event that Local Limited Partnerships are sold
to a third parties, or upon dissolution of the Local Limited Partnership's,
proceeds will be distributed according to the terms of each Local Limited
Partnership agreement.

The following is a summary of investments in Local Limited Partnerships at
September 30, 2005:

<TABLE>
<CAPTION>


Capital contributions and advances paid to Local Limited Partnerships
<S>                                                                                                 <C>
   and purchase price paid to withdrawing partners of Local Limited Partnerships                    $    40,605,511

Cumulative equity in losses of Local Limited Partnerships (excluding cumulative
   unrecognized losses of $9,686,805)                                                                   (29,289,505)

Cumulative cash distributions received from Local Limited Partnerships                                   (2,356,816)
                                                                                                    ---------------

Investments in Local Limited Partnerships before adjustments                                              8,959,190

Excess investment costs over the underlying assets acquired:

   Acquisition fees and expenses                                                                          1,252,338

   Cumulative amortization of acquisition fees and expenses                                                (345,898)
                                                                                                    ---------------

Investments in Local Limited Partnerships before impairment allowance                                     9,865,630

Impairment allowance on investments in Local Limited Partnerships                                        (4,640,641)
                                                                                                    ---------------

Investments in Local Limited Partnerships                                                           $     5,224,989
                                                                                                    ===============

</TABLE>

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

                  NOTES TO THE FINANCIAL STATEMENTS (continued)
                                   (Unaudited)



2. Investments in Local Limited Partnerships (continued)

The Fund has recorded an impairment allowance for its investments in certain
Local Limited Partnerships in order to appropriately reflect the estimated net
realizable value of these investments.

The Fund's share of the net losses of the Local Limited Partnerships for the six
months ended September 30, 2005 is $1,421,941. For the six months ended
September 30, 2005, the Fund has not recognized $924,049 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.

3.   Commitments

At September 30, 2005, 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 $148,281 in escrow for future capital contributions to one Local Limited
Partnership.

4.   Significant Equity Investees

None of the Local Limited Partnership invested in by the Fund represent more
than 20% of the Fund's consolidated assets, equity or net losses for the six
months ended September 30, 2005.


<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.

Critical Accounting Policies

The Fund's accounting polices 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. 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. The investments
are reviewed for impairment whenever events or changes in circumstances
indicate that the Fund may not be able to
recover its carrying value. If an other than temporary impairment in carrying
value exists, a provision to reduce the asset to fair value will be recorded in
the Fund's financial statements.

In January 2003, the FASB issued Interpretation No. 46 ("Interpretation"),
"Consolidation of Variable Interest Entities", which provides new criteria for
determining whether or not consolidation accounting is required. The
Interpretation, which was modified in December 2003 in order to address certain
technical and implementation issues, requires the Fund to consider consolidation
or provide additional disclosures of financial information for Local Limited
Partnerships meeting the definition of a Variable Interest Entity ("VIE"). The
Fund was required to apply the Interpretation to the Local Limited Partnerships
meeting the definition of a VIE as of March 31, 2005.

This Interpretation requires consolidation by the Fund of the Local Limited
Partnerships' assets and liabilities and results of operations if the Fund
determined that the Local Limited Partnerships were VIEs and that the Fund was
the "Primary Beneficiary". Minority interests may be recorded for the Local
Limited Partnerships' ownership share attributable to other investors. Where
consolidation of Local Limited Partnerships is not required, additional
financial information disclosures of Local Limited Partnerships may be required.
The Fund has assessed the Interpretation and concluded that it is not the
Primary Beneficiary of any of the Local Limited Partnerships that meet the
definition of a VIE. The Fund is involved with those VIEs as a non-controlling
limited partner equity holder. The Fund is required to disclose its maximum
exposure to economic and financial statement losses as a result of its
involvement with the VIEs. The Fund's exposure to economic and financial
statement losses from the VIEs is limited to its investment, including amounts
committed but not yet funded, in the VIEs ($5,430,896 at September 30, 2005).
The Fund may be subject to additional losses to the extent of any financial
support that the Fund voluntarily provides in the future.
<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

At September 30, 2005, the Fund had cash and cash equivalents of $616,142,
compared with $1,035,163 at March 31, 2005. This decrease is primarily
attributable to advances paid to a Local Limited Partnership and purchases of
investment securities. These decreases are partially offset by cash provided by
operations and cash distributions received from Local Limited Partnerships.

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 September 30, 2005, approximately $1,113,000 of cash, cash
equivalents and investment securities has been designated as Reserves.

To date, professional fees relating to various Property issues totaling
approximately $125,000 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 September 30, 2005,
the Fund has advanced approximately $648,000 to Local Limited Partnerships to
fund operating deficits.

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 $661,000 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 September 30, 2005, 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 September 30, 2005, 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 to Limited Partners during the six months ended
September 30, 2005. It is not expected that cash available for distribution, if
any, will be significant during the 2005 calendar year. Based on the results of
2004 Property operations, the Local Limited Partnerships are not expected to
distribute significant amounts of cash to the Fund because such amounts will be
needed to fund Property operating costs. In addition, some of the Properties
benefit from some type of federal or state subsidy and, as a consequence, are
subject to restrictions on cash distributions.


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


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


Results of Operations

Three Month Period

The Fund's results of operations for the three months ended September 30, 2005
resulted in a net loss of $334,989 as compared to a net loss of $852,159 for the
same period in 2004. The decrease in net loss is attributable to a decrease in
equity in losses of Local Limited Partnerships, a decrease in provision for
valuation of advances to Local Limited Partnerships and an increase in other
income. The decrease in equity in losses of Local Limited Partnerships is
primarily due to the Partnership not recognizing losses relating to Local
Limited Partnerships where cumulative equity in losses and cumulative
distributions have exceeded its total investment. The decrease in provision for
valuation of advances to Local Limited Partnerships is the result of a decrease
in advances made to Local Limited Partnerships. The increase in other income is
primarily due to an increase in distributions from Local Limited Partnerships
with carrying values of zero.

Six Month Period

The Fund's results of operations for the six months ended September 30, 2005
resulted in a net loss of $1,118,624 as compared to a net loss of $1,649,387 for
the same period in 2004. The decrease in net loss is primarily attributable to a
decrease in equity in losses of Local Limited Partnerships. This decrease is
partially offset by an increase in provision for valuation of advances to Local
Limited Partnerships, an increase in provision for valuation of investments in
Local Limited Partnerships and a decrease in other income. The decrease in
equity in losses of Local Limited Partnerships is primarily due to the
Partnership not recognizing losses relating to Local Limited Partnerships where
cumulative equity in losses and cumulative distributions have exceeded its total
investment. The increase in provision for valuation of advances to Local Limited
Partnerships is the result of a reserve for advances made to one Local Limited
Partnership. Provision for valuation of investments increased due to the
Partnership recording an impairment allowance for its investments in certain
Local Limited Partnerships. The decrease in other income is primarily due to a
decrease in distributions from Local Limited Partnerships with carrying values
of zero.

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 $1,476 per
Limited Partner Unit. The Managing General Partner estimates that the Fund will
generate Tax Credits of approximately $10 per Unit during 2005, with an
immaterial amount expected in 2006. 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. 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 Periods 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 five 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 Periods 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.
<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 (continued)

On or about July 13, 2004, Park G.P., Inc. ("Park") commenced litigation against
Boston Financial Qualified Housing Tax Credits L.P. IV and its purported general
partners (collectively, the "Defendants") in Clay County, Missouri (the
"Missouri Action"), claiming that the Defendants breached their partnership
agreement and their fiduciary duties owed to Park by, among other things,
failing to permit inspection of certain alleged "books and records" of the
Defendants. On or about October 7, 2004, Park sought leave of the court to amend
its petition to include claims for inspection of the alleged "books and records"
against the Fund, Boston Financial Qualified Housing Limited Partnership, Boston
Financial Qualified Housing Tax Credits L.P. II, Boston Financial Qualified
Housing Tax Credits L.P. III, Boston Financial Qualified Housing Tax Credits
L.P. V, Boston Financial Tax Credit Fund Plus, A Limited Partnership, and their
purported general partners (collectively, the "New Defendants"). The court
granted the amendment on November 15, 2004, and the New Defendants subsequently
moved to dismiss the amended complaint in its entirety. That motion is currently
pending, and oral arguments on the motion took place on February 16, 2005. On or
about October 8, 2004, Park moved the court for entry of a temporary restraining
order compelling the Defendants and the New Defendants to turn over the alleged
"books and records" in conjunction with a transaction Park was proposing
entering into. On October 12, 2004, the court denied Park's request.

On or about October 3, 2005, Boston Financial Qualified Housing Tax Credits L.P.
IV and its general partners ("BFQH IV") commenced litigation against Park in
Suffolk Superior Court, Massachusetts and requested the court to issue a
declaration that BHQH IV was not in violation of section 5.4.2 of its
partnership agreement by virtue of its periodic disposition of interests in
Local Limited Partnerships following expiration of the Properties' applicable
Compliance Period(s). On or about October 11, 2005, Park sought leave of the
court in the Missouri Action to amend its petition again and moved the court for
entry of a temporary restraining order prohibiting the Defendants from entering
into any agreement to sell, transfer or otherwise convey any interest in Local
Limited Partnerships. On October 14, 2005 the court denied Park's request.

The Defendants and New Defendants maintain that Park is not entitled to review
the alleged "books and records" requested and/or use the materials in secondary
market transactions because, among other things: (i) they are not "books and
records" of the relevant partnerships; (ii) Park does not seek to review them
for a proper purpose; and (iii) selective disclosure of the information to Park
would give it an unfair informational advantage in secondary market transactions
and may violate federal and/or state securities laws. Likewise, the Defendants
maintain that they may continue to periodically dispose of interests in Local
Limited Partnerships because, among other things, said dispositions do not
constitute the sale "at one time" of "all or substantially all of the assets of
the partnership" pursuant to Section 5.4.2 of their partnership agreement. The
Defendants and New Defendants accordingly intend on defending against all of the
aforementioned claims vigorously. These entities have not, however, formed an
opinion that an unfavorable outcome is either probable or remote. Therefore,
their counsel refrains from expressing an opinion as to the likely outcome of
the case or the range of any loss.

On August 24, 2004, the Fund, Boston Financial Qualified Housing Limited
Partnership, Boston Financial Qualified Housing Tax Credits L.P. II, Boston
Financial Qualified Housing Tax Credits L.P. III, Boston Financial Qualified
Housing Tax Credits L.P. IV, Boston Financial Qualified Housing Tax Credits L.P.
V, Boston Financial Tax Credit Fund Plus, A Limited Partnership, and Boston
Financial Tax Credit Fund VIII, A Limited Partnership (collectively, the
"Partnerships"), and their general partners commenced litigation against Everest
Housing Investors 2, LLC ("Everest 2") and several other Everest 2-related
entities (collectively, the "Everest Entities") in Massachusetts state court,
seeking a declaratory judgment that certain materials the Everest Entities
sought to inspect are not "books and records" of the Partnerships and that the
Everest Entities are in any case not entitled to inspect said information under
applicable partnership agreements, partnership law or otherwise. On October 7,
2004, the Everest Entities filed an answer and counterclaim against the
Partnerships claiming that they breached applicable partnership agreements,
partnership law and their fiduciary duties to the Everest Entities by failing to
make the purported "books and records" available. On January 12, 2005, the
Partnerships served a motion to amend their complaint to, among other things,
add a claim based on Everest 2's breach of a November 24, 2003 letter agreement
which compelled Everest 2 to keep confidential certain information
contemporaneously disseminated by four of the Partnerships to Everest 2. Having
received no opposition within the specified time, the Partnerships filed the
motion to amend with the proposed first amended complaint on January 31, 2005.
The court has granted this Motion.

The Partnerships maintain that the Everest Entities are not entitled to review
the materials requested and/or use the materials in secondary market
transactions because, among other things: (i) they are not "books and records"
of the Partnerships; (ii) the Everest Entities do not seek to review them for a
proper purpose; and (iii) selective disclosure of the information to the Everest
Entities would give them an unfair informational advantage in secondary market
transactions and may violate federal and/or state securities laws. The
Partnerships have not formed an opinion that an unfavorable outcome is either
probable or remote. Therefore, the Partnerships' counsel refrains from
expressing an opinion as to the likely outcome of the case or the range of any
loss.
<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


Most of the Properties in which the Fund has an interest have stabilized
operations and operate above break-even. Some 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, continue to improve. 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 Los
Claveles II. 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 improved substantially, and stood at 91% as of June 30, 2005. Despite
these improvements, significant risks to the Fund remain. The Property continued
to be in default of its first mortgage, which was restructured as part of a
workout in 1999. Debt service payments were scheduled 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 the subsidy issues at Tower I. Although
the loan was technically in default, the workout agreement contained a clause
that obligated the lender to renegotiate the terms of the workout agreement in
the event that the terms of the agreement were not met. As a result, a second
workout of the Property in January 2004 cured existing defaults under the 1999
workout agreement. This second workout extended maturity dates on two loans by
roughly four years, and the interest rates on those two loans remained the same
at 6% and 0% respectively. Interest of $630,000, which had accrued on one of the
loans during the three years that the Property did not generate sufficient
income to make required debt service payments was rolled into the second loan.
The workout also provided for partial pay down of accrued management fees due to
an affiliate of the Local General Partner. The transaction generated roughly
$1.1 million in cancellation of indebtedness taxable income to the Fund. Monthly
debt service was reduced by approximately $2,000 under this second workout.
Current net operating income is more than enough to pay this new debt service
and to fund required replacement reserve deposits. The Property has operated
above breakeven since the January 2004 debt restructuring. In addition, a site
visit conducted by a representative of the Managing General Partner in August
2004 indicated the Property is in good physical shape. The Managing General
Partner, concerned about the Property's long-term viability, signed an agreement
in December 2002 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 that would allow the Fund
to put its interest to the Local General Partner at any time for $10,000.



<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)

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 or any recapture of Tax Credits through the
end of the Compliance Period.

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 Limited Partnership and
the Illinois Housing Development Authority closed on a mortgage restructuring of
the second mortgage that reduced monthly debt service payments. As part of the
transaction, the management agent agreed to subordinate a percentage of its
management fee to payment of the second mortgage debt service. In addition,
there is significant deferred maintenance and property management is weak.
Advances from the Local General Partner and from working capital have enabled
the Property to remain current on its loan obligations.


As previously reported, operations at Oak Ridge, located in Macon, Georgia,
continue to suffer primarily due to low and somewhat erratic occupancy levels
and low rental rates. The low and erratic occupancy levels are generally
attributable to a lack of public transportation near the site and a struggling
economy in the Macon area. The Property's net operating income is insufficient
to meet debt service payments, therefore 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. The Managing
General Partner and Local Limited Partner have begun exploring an exit strategy
that would allow for a 2006 disposal of the Fund's interest in the Local Limited
Partnership.


As previously reported, although operations at Palo Verde II, located in
Henderson, Nevada, remain strong, the former 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 assumed the
Local General Partner interest in September 2001. The Managing General Partner
is seeking an acceptable replacement Local General Partner. These efforts are
being negatively impacted by the remote possibility of litigation involving one
of the former Local General Partners, who remains in bankruptcy at this time.
The statute of limitations on this potential litigation will be reached later in
2005. Should it pass without any litigation being filed, then aggressive
disposition activity will be pursued.

As previously reported, Wynmor, located in Brooklyn Park, Minnesota, has been
experiencing operating difficulties since mid 2002. Low occupancy due mainly
from a weak rental market has reduced revenues and resulted in significant
operating deficits that 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 the Property'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. During the
second quarter of 2004, the Local General Partner successfully refinanced the
Property's first mortgage, which will save the Property approximately $200,000
in annual debt service payments. Finally, the Managing General Partner and Local
General Partner agreed that the Managing

<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)

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 the Property on December 31, 2008.


As previously reported, 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. Despite improvements in occupancy and debt service coverage levels
over the past six months, both categories remain below appropriate levels as
rental concessions continue to offset increases in rental rates. In addition,
administrative and maintenance expenses exceed budgeted numbers. However, the
management agent is strong and is working 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.


As previously reported, Twin Oaks Meadows, located in Lansing, Michigan, has
suffered from security issues and a soft rental market for the past several
quarters. As a result, occupancy and revenues have decreased and working capital
and debt service are below appropriate levels. Due to ongoing operating
deficits, the Property has been accumulating payables. To address both of these
issues, the Local General Partner had worked to obtain a new soft loan to
undertake much needed security improvements to the Property and another soft
loan to reduce payables and fund current operations. With the consent of the
Fund, these loans closed in early May 2004. In return for its consent, the Fund
received a put option that allows the Fund to transfer its interest in the Local
Limited Partnership for a nominal price to the Local General Partner at any time
subsequent to the end of the Property's Compliance Period on December 31, 2009.

As previously reported, Des Moines St. Village, located in Des Moines, Iowa, had
experienced operating difficulties for the past several years, including low
occupancy and debt service coverage and working capital levels that were below
appropriate amounts. While the Local General Partner had previously funded
deficits and the Property has remained current on its debt obligations, the
Local General Partner requested and the Managing General Partner approved a
refinancing of the Property's first mortgage that reduced the interest rate and
will help eliminate operating deficits in the future. The refinanced loan closed
in April 2004. As part of this transaction, the Managing General Partner and the
Local Limited Partner entered into a put agreement whereby the Fund can transfer
its interest in the Local Limited Partnership for a nominal amount at any time
after the expiration of the Compliance Period on December 31, 2009. Both
occupancy and working capital levels have declined recently to levels causing
this Property to operate at below break-even.

As previously reported, in early 2004, the Local General Partner of Sunrise
Terrace, located in Madera, California, requested the Managing General Partner
to approve a refinancing and consolidation of the Property's first and second
mortgage loans into a single loan. As part of this transaction, the Managing
General Partner and the Local General Partner entered into an agreement to
require the Local General Partner to either purchase the Fund's interest after
the end of the compliance period on December 31, 2007 based on the appraised
value of the Property or to market the Property for sale. The refinancing closed
on September 3, 2004 and resulted in a distribution of refinancing proceeds of
$48,519 to the Fund. The Managing General Partner, in accordance with and as
permitted by the Fund's Partnership Agreement, retained the entire amount of net
proceeds in Reserves.


Santa Fe Oaks II, located in Gainesville, Florida had begun to show the effect
of the addition of three new properties in the remote area that were hindering
this aging property's ability to compete. As a result, occupancy was on the
decline during the last few quarters. While improved demand has increased
occupancy for six consecutive months, working capital and debt service coverage
are currently at unacceptable levels. The Managing General Partner and Local
Limited Partner have begun exploring an exit strategy that would allow for a
2006 disposal of the Fund's interest in the 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 (continued)


Property Discussions (continued)


On July 29, 2005, Guardian Place, located in Richmond, Virginia, closed on a
refinancing of its existing debt. In addition to an annual debt service
reduction of approximately $49,000, additional loan proceeds were utilized to
retire a second mortgage and provide for a distribution of refinancing proceeds
of $212,461 to the Fund on August 1, 2005. The Managing General Partner, in
accordance with and as permitted by the Partnership Agreement, will retain the
entire amount of refinancing proceeds in Reserves. As part of this transaction,
the Managing General Partner and the Local General Partner entered into an
agreement that would allow for a sale at the end of the Compliance Period on
December 31, 2009.


The Fund has policies and practices for assessing potential impairment of its
investments in Local Limited Partnerships. The Fund analyzes these investments
to determine if impairment indicators exist and if an other than temporary
impairment adjustment is necessary. If impairment indicators are present, the
investment is further analyzed to consider the Fund's ability to recover the
investment's carrying value. If an other than temporary impairment in carrying
value exists, an impairment loss is recorded to write down the investment to its
fair value. Fair value is primarily established from the current market value
estimate of the remaining unused Tax Credits associated with the Properties
owned by the Local Limited Partnerships. During the six months ended September
30, 2005, the Fund concluded that one of the Local Limited Partnerships, Des
Moines Street Associates Limited Partnership, had experienced other than
temporary declines in its carrying value, and impairment losses of approximately
$133,000 were recorded. Generally, the carrying value of most Local Limited
Partnerships will decline through losses and distributions in amounts sufficient
to prevent other then temporary impairments. However, the Fund may record
similar impairment losses in the future if the expiration of Tax Credits
outpaces losses and distributions from any of the Local Limited Partnerships.


<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 Principal  Executive  Officer and
                         Principal  Financial Officer pursuant to section 302
                         of the Sarbanes-Oxley Act of 2002

                  32.1   Certification of Principal  Executive  Officer and
                         Principal  Financial Officer 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 September 30, 2005.



<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:  November 14, 2005             BOSTON FINANCIAL TAX CREDIT FUND VII,
                                      A LIMITED PARTNERSHIP


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


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