February 11, 2000





Securities and Exchange Commission
Filer Support, Edgar
Operation Center, Stop 0-7
6432 General Green Way
Alexandria, VA 22312

Re:     Boston Financial Tax Credit Fund VII, A Limited Partnership
        Report on Form 10-Q for Quarter Ended December 31, 1999
        File No. 0-24584



Gentlemen:

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


Very truly yours,



/s/Stephen Guilmette
Stephen Guilmette
Assistant Controller





TC7-Q3.DOC


<PAGE>


                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

                                    FORM 10-Q



(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,  1999

                                       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 Identification No.)
       incorporation or organization)


   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>

<TABLE>
<CAPTION>

                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

                                TABLE OF CONTENTS




<S>                                                                                   <C>
PART I - FINANCIAL INFORMATION                                                        Page No.
------------------------------                                                        --------

Item 1.   Financial Statements

          Balance Sheets - December 31, 1999 (Unaudited)
               and March 31, 1999                                                         1

          Statements of Operations (Unaudited) -
               For the Three and Nine Months Ended December 31, 1999 and 1998             2

          Statement of Changes in Partners' Equity (Deficiency)
               (Unaudited) - For the Nine Months Ended December 31, 1999                  3

          Statements of Cash Flows (Unaudited) -
               For the Nine Months Ended December 31, 1999 and 1998                       4

          Notes to 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                                                                                 9

SIGNATURE                                                                                 10

</TABLE>


<PAGE>

<TABLE>
<CAPTION>

                   BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)


                                 BALANCE SHEETS


                                                                                December 31,          March 31,
                                                                                    1999                1999
                                                                                  (Unaudited)
Assets

<S>                                                                             <C>                <C>
Cash and cash equivalents                                                       $     232,145      $     114,347
Marketable securities, at fair value                                                2,520,339          3,020,272
Restricted cash                                                                       276,128            266,031
Investments in Local Limited Partnerships (Note 1)                                 23,365,603         25,341,905
Other assets                                                                           28,530             37,349
                                                                                -------------      -------------
     Total Assets                                                               $  26,422,745      $  28,779,904
                                                                                =============      =============

Liabilities and Partners' Equity

Accounts payable to affiliates                                                  $      61,704      $      72,014
Accounts payable and accrued expenses                                                  53,492             68,778
                                                                                -------------      -------------
     Total Liabilities                                                                115,196            140,792
                                                                                -------------      -------------

Commitments (Note 2)

General, Initial and Investor Limited Partners' Equity                             26,339,928         28,628,826
Net unrealized gains (losses) on marketable securities                                (32,379)            10,286
                                                                                -------------      -------------
     Total Partners' Equity                                                        26,307,549         28,639,112
                                                                                -------------      -------------
     Total Liabilities and Partners' Equity                                     $  26,422,745      $  28,779,904
                                                                                =============      =============
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, 1999 and 1998
                                   (Unaudited)

<TABLE>
<CAPTION>


                                             Three Months Ended                          Nine Months Ended
                                      December 31,         December 31,           December 31,       December 31,
                                          1999                 1998                   1999               1998
                                      -------------        -------------         -------------     --------------

Revenue:
<S>                                   <C>                  <C>                   <C>               <C>
   Investment                         $      41,162        $      48,427         $     127,379     $       149,594
   Other                                      2,205               30,149                66,888              51,142
                                      -------------        -------------         -------------     ---------------
       Total Revenue                         43,367               78,576               194,267             200,736
                                      -------------        -------------         -------------     ---------------

Expenses:
   Asset management fee,
    related party                            73,888               72,753               221,664             218,259
   General and administrative
    (includes reimbursements
    to an affiliate in the amounts
    of $68,054 and $65,970 in
    1999 and 1998, respectively)             57,373               86,231               144,774             193,476
   Amortization                               8,046                8,045                24,138              24,136
                                      -------------        -------------         -------------     ---------------
       Total Expenses                       139,307              167,029               390,576             435,871
                                      -------------        -------------         -------------     ---------------

Loss before equity in losses
    of Local Limited Partnerships           (95,940)             (88,453)             (196,309)           (235,135)

Equity in losses of Local Limited
   Partnerships (Note 1)                 (1,021,743)            (774,103)           (2,092,589)         (2,442,405)
                                      -------------        -------------         -------------     ---------------

Net Loss                              $  (1,117,683)       $    (862,556)        $  (2,288,898)    $    (2,677,540)
                                      =============        =============         =============     ===============


Net Loss allocated:
   To General Partners                $     (11,177)       $      (8,625)        $     (22,889)    $       (26,775)
   To Limited Partners                   (1,106,506)            (853,931)           (2,266,009)         (2,650,765)
                                      -------------        -------------         -------------     ---------------
                                      $  (1,117,683)       $    (862,556)        $  (2,288,898)    $    (2,677,540)
                                      =============        =============         =============     ===============

Net Loss per Limited
   Partnership Unit
   (50,930 Units)                     $      (21.72)       $      (16.77)        $      (44.49)    $        (52.05)
                                      =============        =============         =============     ===============


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

<PAGE>
                  BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

              STATEMENT OF CHANGES IN PARTNERS' EQUITY (DEFICIENCY)
                   For the Nine Months Ended December 31, 1999
                                   (Unaudited)

<TABLE>
<CAPTION>

                                                                                        Net
                                                   Initial         Investor         Unrealized
                                     General       Limited          Limited            Gains
                                     Partners      Partner         Partners          (Losses)             Total

<S>                                <C>             <C>          <C>                 <C>              <C>
Balance at March 31, 1999          $   (158,033)   $ 5,000      $  28,781,859       $    10,286      $   28,639,112
                                   ------------    -------      -------------       -----------      --------------

Comprehensive Loss:
   Net change in net unrealized
     gains on marketable securities
     available for sale                       -          -                  -           (42,665)            (42,665)
   Net Loss                             (22,889)         -         (2,266,009)                -          (2,288,898)
                                   ------------    -------      -------------       -----------      --------------
Comprehensive Loss                      (22,889)         -         (2,266,009)          (42,665)         (2,331,563)
                                   ------------    -------      -------------       -----------      --------------

Balance at December 31, 1999       $   (180,922)   $ 5,000      $  26,515,850       $   (32,379)     $   26,307,549
                                   ============    =======      =============       ===========      ==============


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

<PAGE>
                BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

                            STATEMENTS OF CASH FLOWS
              For the Nine Months Ended December 31, 1999 and 1998
                                   (Unaudited)


<TABLE>
<CAPTION>

                                                                                      1999              1998
                                                                                  -------------    -------------

<S>                                                                               <C>              <C>
Net cash used for operating activities                                            $    (200,514)   $    (225,894)
                                                                                  -------------    -------------

Cash flows from investing activities:
    Purchases of marketable securities                                                 (498,955)      (1,547,876)
    Proceeds from sales and maturities of
       marketable securities                                                            957,692        1,796,627
    Investments in Local Limited Partnerships                                          (230,000)               -
    Cash distributions received from Local
       Limited Partnerships                                                              89,575          151,496
                                                                                  -------------    -------------
Net cash provided by investing activities                                               318,312          400,247
                                                                                  -------------    -------------

Net increase in cash and cash equivalents                                               117,798          174,353

Cash and cash equivalents, beginning of period                                          114,347          375,168
                                                                                  -------------    -------------

Cash and cash equivalents, end of period                                          $     232,145    $     549,521
                                                                                  =============    =============
The accompanying notes are an integral part of these financial statements.


</TABLE>

<PAGE>
                    BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

                          NOTES TO FINANCIAL STATEMENTS
                                   (Unaudited)


The  unaudited  financial  statements  presented  herein  have been  prepared in
accordance  with the  instructions  to Form 10-Q and do not  include  all of the
information  and note  disclosures  required by  generally  accepted  accounting
principles.  These  statements  should be read in conjunction with the financial
statements  and notes  thereto  included with the Fund's 10-K for the year ended
March 31, 1999. In the opinion of management, 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 has elected to report results of the Local Limited
Partnerships on a 90 day lag basis because the Local Limited Partnerships report
their results on a calendar year basis.  Accordingly,  the financial information
of the Local Limited Partnerships that is included in the accompanying financial
statements is as of September 30, 1999 and 1998.

1.   Investments in Local Limited Partnerships

The Fund has acquired interests in nineteen Local Limited Partnerships which own
and operate  multi-family  housing  complexes.  The Fund,  as  Investor  Limited
Partner,  pursuant to the various  Local  Limited  Partnership  Agreements,  has
acquired a 99%  interest,  with the exception of  Springwood,  in which it has a
19.80%  interest,  in the  profits,  losses,  tax  credits  and cash  flows from
operations of each of the Local Limited Partnerships. Upon dissolution, proceeds
will be distributed according to each respective partnership agreement.

The  following is a summary of  Investments  in Local  Limited  Partnerships  at
December 31, 1999:

<TABLE>
<CAPTION>

<S>                                                                                                <C>
Capital Contributions paid to Local Limited Partnerships
   and purchase price paid to withdrawing partners of
   Local Limited Partnerships                                                                      $  39,539,152

Cumulative equity in losses of Local Limited Partnerships (excluding cumulative
   unrecognized losses of $871,205)                                                                  (16,536,428)

Cash distributions received from Local Limited Partnerships                                             (709,858)
                                                                                                   -------------

Investments in Local Limited Partnerships before adjustments                                          22,292,866

Excess of investment costs over the underlying net assets acquired:

   Acquisition fees and expenses                                                                       1,252,338

   Accumulated amortization of acquisition fees and expenses                                            (179,601)
                                                                                                   -------------

Investments in Local Limited Partnerships                                                          $  23,365,603
                                                                                                   =============
</TABLE>

The Fund's  share of the net losses of the Local  Limited  Partnerships  for the
nine months  ended  December 31, 1999  totaled  $2,300,012.  For the nine months
ended  December  31,  1999,  the Fund has not  recognized  $207,423 of equity in
losses  relating to one Local Limited  Partnership  where  cumulative  equity in
losses exceeded its total investment in the Local Limited Partnership.




<PAGE>
                   BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

                    NOTES TO FINANCIAL STATEMENTS (continued)
                                   (Unaudited)


2.   Commitments

At  December  31,  1999,   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  set forth in the Local  Limited  Partnership
Agreements and total approximately $408,000. In addition, the Fund has set aside
$217,000 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 their  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.

Liquidity and Capital Resources

At  December  31,  1999,  the Fund had cash and cash  equivalents  of  $232,145,
compared with $114,347 at March 31, 1999. The increase is primarily attributable
to proceeds  from sales and  maturities  of  marketable  securities in excess of
purchases of marketable  securities and cash  distributions  received from Local
Limited Partnerships. This increase is partially offset by capital contributions
paid to Local Limited Partnerships and cash used for operating activities.

As of December 31, 1999,  approximately  $2,230,000 of marketable securities has
been designated as Reserves by the Managing  General Partner.  The Reserves,  as
defined in the Partnership  Agreement,  were  established to be used for working
capital of the Fund and contingencies  related to the ownership of Local Limited
Partnership  interests.  Management  believes that the interest income earned on
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 such funding appropriate.

At  December  31,  1999,   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  set forth in the Local  Limited  Partnership
Agreements and total approximately $408,000. In addition, the Fund has set aside
$217,000 for future capital contributions to one Local Limited Partnership.

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, 1999, 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.

In the  event a Local  Limited  Partnership  encounters  operating  difficulties
requiring  additional  funds,  the Fund  might deem it in its best  interest  to
voluntarily provide such funds in order to protect its investment. No such event
has occurred to date.

Cash Distributions

No cash distributions were made during the nine months ended December 31, 1999.


<PAGE>

                    BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

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


Results of Operations

The Fund's  results of operations  for the three and nine months ended  December
31, 1999 resulted in net losses of $1,117,683 and $2,288,898,  respectively,  as
compared  to net  losses of  $862,556  and  $2,677,540  for the same  respective
periods  in 1998.  The  increase  in net losses  for the three  month  period is
primarily attributable to investments by the Fund to a Local Limited Partnership
as a result of a loan modification at the Local Limited Partnership resulting in
the recognition of previously  unrecognized  losses.  The decrease in net losses
for the nine month period is primarily  attributable  to a decrease in equity in
losses  of  Local   Limited   Partnerships   and  a  decrease   in  general  and
administrative  expenses.   Equity  in  losses  of  Local  Limited  Partnerships
decreased  due to an  increase  in total  rental  income  of the  Local  Limited
Partnerships,  partially offset by a decrease unrecognized losses by the Fund of
Local Limited  Partnerships  whose cumulative  equity in losses exceed its total
investment in those partnerships.

Property Discussions

As  previously  reported,  Grand  Boulevard  Renaissance,  located  in  Chicago,
Illinois,  has been experiencing operating difficulties and is unable to achieve
debt service  coverage.  These  difficulties  are mainly due to poor collections
from tenants. On April 1, 1998, a new management agent was brought in to monitor
property  operations and increase tenant  collections.  As of December 31, 1999,
occupancy was 97%. The Managing General Partner will be working closely with the
Local General Partner and new management agent to monitor operations.

As previously reported,  Los Claveles II, located in Trujillo Alto, Puerto Rico,
continues to experience  operating  difficulties  due to ongoing  capital repair
needs and management issues.

However,  effective  December 30, 1999,  the  Managing  General  Partner and the
lender were  successful in closing a workout for Los Claveles II which  included
bringing in the replacement  General Partner and restructuring the existing debt
on the  property.  The loan  restructuring  will generate  cancellation  of debt
income.   However,   this  workout   provides  funds  for  much  needed  capital
improvements and deferred maintenance.  In addition,  the incoming Local General
Partner and its management  affiliate are well qualified and experienced to deal
with the complicated task of turning this property around.  The Managing General
Partner will continue to monitor this property closely.

Oak  Ridge,  located  in  Macon,   Georgia,  has  been  experiencing   operating
difficulties due to low occupancy. Occupancy as of December 31, 1999 was 70%. In
September,  a new on-site  manager  was hired to enhance  tenant  screening  and
marketing efforts. The Managing General Partner will be working closely with the
management  agent and Local General Partner to monitor  property  operations and
marketing efforts.

Woods Lane, located in Rogers,  Arkansas, has been suffering from poor occupancy
due to local  competition.  Occupancy  as of  December  31,  1999  was  94%.  In
September  1998,  a new  management  team was  hired to  step-up  the  marketing
efforts,  review rent concessions,  install a resident referral plan and monitor
competing  rent levels.  In addition,  capital  improvements  have recently been
completed which include exterior  painting,  carpet  replacement and landscaping
and grounds  improvement.  The Managing General Partner will closely monitor the
new management agent and also review possible debt  restructuring.  The Managing
General Partner is currently funding operating deficits.



<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 - None

                (b)Reports  on Form 8-K - No  reports  on Form  8-K  were  filed
                   during the quarter ended December 31, 1999.



<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 11, 2000             BOSTON FINANCIAL TAX CREDIT FUND VII,
                                      A LIMITED PARTNERSHIP


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




                                      /s/Randolph G. Hawthorne
                                      Randolph G. Hawthorne
                                      Managing Director, Vice President and
                                      Chief Operating Officer



<PAGE>