FORM 10-Q

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

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

                  For the quarterly period ended June 30, 2000
   --------------------------------------------------------------------------

                                       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
                                     0-23974
                     ---------------------------------------


                            CNL Income Fund XIV, Ltd.
------------------------------------------------------------------------------
             (Exact name of registrant as specified in its charter)


           Florida                                          59-3143096
----------------------------------------          ----------------------------
(State or other jurisdiction of                           (I.R.S. Employer
incorporation or organization)                           Identification No.)


450 South Orange Avenue
Orlando, Florida                                             32801-3336
----------------------------------------          ----------------------------
(Address of principal executive offices)                     (Zip Code)


Registrant's telephone number
(including area code)                                      (407) 540-2000
                                                  ----------------------------


Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by  Sections  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>


                                    CONTENTS





Part I                                                                 Page

   Item 1.    Financial Statements:

                  Condensed Balance Sheets                               1

                  Condensed Statements of Income                         2

                  Condensed Statements of Partners' Capital              3

                  Condensed Statements of Cash Flows                     4

                  Notes to Condensed Financial Statements                5-8

   Item 2.    Management's Discussion and Analysis of Financial
                  Condition and Results of Operations                    9-13

   Item 3.   Quantitative and Qualitative Disclosures About
                  Market Risk                                            13

Part II

   Other Information                                                     14-15









<PAGE>



                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                            CONDENSED BALANCE SHEETS
<TABLE>

<CAPTION>
                                                                      June 30,             December 31,
                                                                        2000                   1999
                                                                 -------------------    -------------------
<S> <C>
                               ASSETS

   Land and buildings on operating leases, less
       accumulated depreciation and allowance
       for loss on building                                            $ 24,376,618           $ 24,579,081
   Net investment in direct financing leases                              6,723,361              6,779,642
   Investment in joint ventures                                           4,717,418              4,502,838
   Cash and cash equivalents                                              1,510,870              1,543,691
   Restricted cash                                                               --                383,368
   Receivables, less allowance for doubtful accounts
       of $17,247 and $6,703, respectively                                   87,251                 86,811
   Due from related parties                                                      --                  5,040
   Prepaid expenses                                                          27,674                 17,393
   Lease costs, less accumulated amortization of
       $5,198 and $3,548, respectively                                       27,802                 29,452
   Accrued rental income, less allowance for doubtful
       accounts of $12,622 in 2000 and 1999                               2,269,729              2,145,581
                                                                 -------------------    -------------------

                                                                       $ 39,740,723           $ 40,072,897
                                                                 ===================    ===================

                  LIABILITIES AND PARTNERS' CAPITAL

   Accounts payable                                                    $     42,939           $    137,749
   Accrued and escrowed real estate taxes payable                             7,959                 28,520
   Distributions payable                                                    928,130                928,130
   Due to related parties                                                   156,078                 76,976
   Rents paid in advance and deposits                                        68,063                 67,196
                                                                 -------------------    -------------------
       Total liabilities                                                  1,203,169              1,238,571

   Partners' capital                                                     38,537,554             38,834,326
                                                                 -------------------    -------------------

                                                                       $ 39,740,723           $ 40,072,897
                                                                 ===================    ===================

           See accompanying notes to condensed financial statements.

<PAGE>



                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                         CONDENSED STATEMENTS OF INCOME


                                                                Quarter Ended                     Six Months Ended
                                                                  June 30,                            June 30,
                                                           2000              1999              2000              1999
                                                        ------------     -------------     --------------    --------------
Revenues:
    Rental income from operating leases                   $ 714,458         $ 728,592        $ 1,532,148       $ 1,425,474
    Earned income from direct financing leases              183,152           222,341            358,915           421,507
    Contingent rental income                                  1,418             1,918              1,418            11,841
    Interest and other income                                11,439             6,960             65,909            17,480
                                                        ------------     -------------     --------------    --------------
                                                            910,467           959,811          1,958,390         1,876,302
                                                        ------------     -------------     --------------    --------------

Expenses:
    General operating and administrative                     55,688            32,840             99,802            81,183
    Professional services                                     9,819             9,792             23,785            17,576
    Management fees to related party                          9,378             9,928             20,453            19,472
    Real estate taxes                                         2,021               457              2,021             5,331
    State and other taxes                                        --               334             32,170            30,688
    Depreciation and amortization                            97,334            94,346            194,771           198,272
    Transaction costs                                        26,619            85,038             77,526           118,213
                                                        ------------     -------------     --------------    --------------
                                                            200,859           232,735            450,528           470,735
                                                        ------------     -------------     --------------    --------------

Income Before Equity in Earnings (Losses) of Joint
    Ventures,  Loss on Sale of Land and Building
    and Provision for Loss on Buildings                     709,608           727,076          1,507,862         1,405,567

Equity in Earnings (Losses) of Joint Ventures               (22,668 )          95,136             61,484           188,822

Loss on Sale of Land and Building                                --           (60,882 )               --           (60,882 )

Provision for Loss on Buildings                                  --           (60,325 )           (9,858 )        (121,207 )
                                                        ------------     -------------     --------------    --------------

Net Income                                                $ 686,940         $ 701,005        $ 1,559,488       $ 1,412,300
                                                        ============     =============     ==============    ==============

Allocation of Net Income:
    General partners                                      $   6,869         $   7,695        $    15,644       $    15,163
    Limited partners                                        680,071           693,310          1,543,844         1,397,137
                                                        ------------     -------------     --------------    --------------

                                                          $ 686,940         $ 701,005        $ 1,559,488       $ 1,412,300
                                                        ============     =============     ==============    ==============

Net Income Per Limited Partner Unit                       $    0.15         $    0.15        $      0.34       $      0.31
                                                        ============     =============     ==============    ==============

Weighted Average Number of Limited Partner
    Units Outstanding                                     4,500,000         4,500,000          4,500,000         4,500,000
                                                        ============     =============     ==============    ==============


           See accompanying notes to condensed financial statements.

<PAGE>


                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                    CONDENSED STATEMENTS OF PARTNERS' CAPITAL


                                                   Six Months Ended               Year Ended
                                                       June 30,                  December 31,
                                                         2000                        1999
                                                -----------------------     ------------------------

General partners:
    Beginning balance                                   $      209,255                 $    177,733
    Net income                                                  15,644                       31,522
                                                -----------------------     ------------------------
                                                               224,899                      209,255
                                                -----------------------     ------------------------

Limited partners:
    Beginning balance                                       38,625,071                   39,297,991
    Net income                                               1,543,844                    3,039,600
    Distributions ($0.41 and $0.83 per
       limited partner unit, respectively)                  (1,856,260 )                 (3,712,520 )
                                                -----------------------     ------------------------
                                                            38,312,655                   38,625,071
                                                -----------------------     ------------------------

Total partners' capital                                 $   38,537,554                 $ 38,834,326
                                                =======================     ========================


           See accompanying notes to condensed financial statements.

<PAGE>


                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                       CONDENSED STATEMENTS OF CASH FLOWS


                                                                                     Six Months Ended
                                                                                         June 30,
                                                                                 2000                 1999
                                                                            ----------------     ---------------

  Increase (Decrease ) in Cash and Cash Equivalents

      Net Cash Provided by Operating Activities                                  $1,830,221          $1,746,523
                                                                            ----------------     ---------------

      Cash Flows from Investing Activities:
         Proceeds from sale of land and building                                         --             696,300
         Investment in joint ventures                                              (390,878 )           (44,120 )
         Decrease in restricted cash                                                384,096                  --
         Payment of lease costs                                                          --             (33,000 )
                                                                            ----------------     ---------------

            Net cash provided by (used in)investing activities
                                                                                     (6,782 )           619,180
                                                                            ----------------     ---------------

      Cash Flows from Financing Activities:
         Distributions to limited partners                                       (1,856,260 )        (1,856,260 )
                                                                            ----------------     ---------------
            Net cash used in financing activities                                (1,856,260 )        (1,856,260 )
                                                                            ----------------     ---------------

  Net Increase (Decrease)  in Cash and Cash Equivalents
                                                                                    (32,821 )           509,443

  Cash and Cash Equivalents at Beginning of Period                                1,543,691             949,056
                                                                            ----------------     ---------------

  Cash and Cash Equivalents at End of Period                                     $1,510,870          $1,458,499
                                                                            ================     ===============

  Supplemental Schedule of Non-Cash Financing
      Activities:

         Distributions declared and unpaid at end of
            period                                                                $ 928,130           $ 928,130
                                                                            ================     ===============

           See accompanying notes to condensed financial statements.
</TABLE>

<PAGE>



                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
              Quarters and Six Months Ended June 30, 2000 and 1999

1.       Basis of Presentation:

         The accompanying  unaudited  condensed  financial  statements 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.  The financial  statements
         reflect all adjustments,  consisting of normal  recurring  adjustments,
         which are, in the opinion of management,  necessary to a fair statement
         of the results for the interim periods presented. Operating results for
         the quarter and six months ended June 30, 2000,  may not be  indicative
         of the results  that may be expected  for the year ending  December 31,
         2000.  Amounts as of  December  31,  1999,  included  in the  financial
         statements,  have been derived from audited financial  statements as of
         that date.

         These unaudited financial statements should be read in conjunction with
         the financial statements and notes thereto included in Form 10-K of CNL
         Income Fund XIV, Ltd. (the  "Partnership")  for the year ended December
         31, 1999.

         Certain  items in the  prior  year's  financial  statements  have  been
         reclassified to conform to 2000 presentation.  These  reclassifications
         had no effect on partners' capital or net income.

2.       Land and Building on Operating Leases:

         Land and buildings on operating leases consisted of the following at:
<TABLE>

<CAPTION>
                                              June 30,               December 31,
                                                2000                     1999
                                        ---------------------     --------------------
<S> <C>
           Land                                $  15,289,459             $ 15,289,459
           Buildings                              11,319,706               11,319,706
                                        ---------------------     --------------------
                                                  26,609,165               26,609,165
           Less accumulated
               depreciation                       (2,195,478 )             (2,002,873 )
                                        ---------------------     --------------------
                                                  24,413,687               24,606,292
           Less allowance for
               loss on building                      (37,069 )                (27,211 )
                                        ---------------------     --------------------

                                               $  24,376,618             $ 24,579,081
                                        =====================     ====================

</TABLE>

<PAGE>


                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
              Quarters and Six Months Ended June 30, 2000 and 1999


2.       Land and Building on Operating Leases - Continued:

         At December 31, 1999, the Partnership  recorded a provision for loss on
         building  in the amount of $27,211  for  financial  reporting  purposes
         relating to the Long John Silver's property in Laurens, South Carolina.
         The tenant of this property filed for bankruptcy and  discontinued  the
         payment  of rents.  During  the six months  ended  June 30,  2000,  the
         Partnership increased the provision for loss on building by $9,858. The
         total allowance  represented the difference  between the carrying value
         of the property at June 30, 2000 and the estimated net realizable value
         of the property.

3.       Investment in Joint Ventures:

         In January  2000,  the  Partnership  used the majority of the net sales
         proceeds  it  received  from the 1999 sale of a  property  in  Houston,
         Texas, in an interest in a Baker's Square property in Niles,  Illinois,
         with CNL Income Fund VI, Ltd.,  a Florida  limited  partnership  and an
         affiliate of the general partners, as tenants-in-common.  In connection
         therewith,  the Partnership and the affiliate entered into an agreement
         whereby  each  co-venturer  will share in the profits and losses of the
         property in  proportion  to its  applicable  percentage  interest.  The
         Partnership  accounts for its  investment  in this  property  using the
         equity method since the  Partnership  shares control with an affiliate.
         As of June 30, 2000,  the  Partnership  owned a 26 percent  interest in
         this property.

         During the six months ended June 30, 2000,  the lease  associated  with
         the property  owned by Melbourne  Joint  Venture was amended to provide
         for rent  reductions  due to  financial  difficulties  the  tenant  was
         experiencing.  As a result,  Melbourne Joint Venture  reclassified  the
         building  portion of the asset from net investment in direct  financing
         lease to land and building on operating  leases. In accordance with the
         Statement  of  Financial  Accounting  Standards  #13,  "Accounting  for
         Leases," Melbourne Joint Venture recorded the reclassified asset at the
         lower of original cost, present fair value, or present carrying amount.
         No loss on the  reclassification  of the  direct  financing  lease  was
         recorded for financial reporting  purposes.  During the quarter and six
         months ended June 30, 2000, the joint venture, in which the Partnership
         has a 50 percent  interest,  recorded a provision  for loss on building
         totaling approximately $219,100 for financial reporting purposes due to
         the fact that the  operator of its  property  vacated the  property and
         discontinued  operations.  The  allowance  represented  the  difference
         between  the  property's  net  carrying  value at June 30, 2000 and the
         estimated net realizable value of the property.


<PAGE>


                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                 Quarters and Six Months Ended June 30, 2000 and 1999


3.       Investment in Joint Ventures - Continued:

         The following presents the combined,  condensed  financial  information
         for the joint ventures and the property held as tenants-in-common  with
         an affiliate at:
<TABLE>

<CAPTION>

                                                                               June 30,               December 31,
                                                                                 2000                     1999
                                                                          -------------------     -------------------
<S> <C>
             Land and buildings on operating leases, less accumulated
                 depreciation and allowance for loss on building                  $ 10,713,219           $ 8,588,997
             Net investment in direct financing leases                                 354,126               990,480
             Cash                                                                       83,071                31,188
             Receivables                                                                    --               118,630
             Accrued rental income                                                     344,141               309,013
             Other assets                                                               18,591                20,817
             Liabilities                                                               417,885                82,684
             Partners' capital                                                      11,095,263             9,976,441
             Revenues                                                                  544,722               895,295
             Provision for loss on building                                           (219,053)                   --
             Net income                                                                182,759               739,271
</TABLE>

         The Partnership recognized income totalling $61,484 and $188,822 during
         the six months ended June 30, 2000 and 1999,  respectively,  from these
         joint ventures,  and recognized a loss of $22,668 and income of $95,136
         during the quarters ended June 30, 2000 and 1999, respectively.

4.       Related Party Transactions:

         During the six months ended June 30, 2000, the  Partnership  acquired a
         26 percent  interest in a property  from CNL BB Corp.,  an affiliate of
         the general partners, for which the property had a total purchase price
         of  $1,223,500.  The  property  acquired  during  2000 is being held as
         tenants-in-common,  with CNL Income Fund VI, Ltd. ("CNL VI"), a Florida
         limited partnership, an affiliate of the general partners (see Note 3).
         CNL BB Corp. had purchased and temporarily  held title to this property
         in  order  to  facilitate  the  acquisition  of  the  property  by  the
         Partnership and CNL VI as  tenants-in-common.  The total purchase price
         paid by the  Partnership  and CNL VI represented  the costs incurred by
         CNL BB Corp.  to  acquire  and carry the  property,  including  closing
         costs.  In  accordance  with the  Statement  of Policy  of Real  Estate
         programs for the North American Securities

<PAGE>



                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
              Quarters and Six Months Ended June 30, 2000 and 1999


4.       Related Party Transactions - Continued:

         Administrators  Association,  Inc., all income,  expenses,  profits and
         losses  generated  by or  associated  with the  property,  or interests
         therein,  purchased  from an affiliate in which the affiliate has acted
         as an interim owner,  are treated as belonging to the  Partnership  and
         CNL VI, as  tenants-in-common.  For the six months ended June 30, 2000,
         other income includes $2,103 of such amounts.

5.       Termination of Merger:

         On March 1, 2000,  the general  partners  and CNL  American  Properties
         Fund, Inc.  ("APF") mutually agreed to terminate the Agreement and Plan
         of  Merger  entered  into in  March  1999.  The  general  partners  are
         continuing  to evaluate  strategic  alternatives  for the  Partnership,
         including alternatives to provide liquidity to the limited partners.




<PAGE>


ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
         OF OPERATIONS

         CNL Income Fund XIV,  Ltd.  (the  "Partnership")  is a Florida  limited
partnership  that was  organized  on September  25,  1992,  to acquire for cash,
either directly or through joint venture  arrangements,  both newly  constructed
and  existing  restaurants,  as well as land upon which  restaurants  were to be
constructed  (the  "Properties"),  which are leased  primarily  to  operators of
national and regional  fast-food and family-style  restaurant chains. The leases
generally are triple-net leases, with the lessee responsible for all repairs and
maintenance,  property taxes, insurance and utilities.  As of June 30, 2000, the
Partnership owned 56 Properties, which included interests in 12 Properties owned
by joint  ventures in which the  Partnership  is a co-venturer  and one Property
owned with an affiliate as tenants-in-common.

Capital Resources

         The  Partnership's  primary  source of capital for the six months ended
June 30, 2000 and 1999 was cash from  operations  (which  includes cash received
from tenants,  distributions from joint ventures,  and interest and other income
received, less cash paid for expenses).  Cash from operations was $1,830,221 and
$1,746,523  for the six months ended June 30, 2000 and 1999,  respectively.  The
increase in cash from  operations  for the six months  ended June 30,  2000,  as
compared to the six months ended June 30, 1999,  was primarily a result  changes
in the Partnership's working capital.

         Other sources and uses of capital included the following during the six
months ended June 30, 2000.

         In January 2000,  the  Partnership  reinvested  the majority of the net
sales proceeds from the 1999 sale of a Property in Houston,  Texas in a Property
in Niles,  Illinois,  as  tenants-in-common  with CNL Income Fund VI, Ltd. ("CNL
VI"),  an  affiliate  of the general  partners.  In  connection  therewith,  the
Partnership and the affiliate entered into an agreement whereby each co-venturer
will  share in the  profits  and losses of the  Property  in  proportion  to its
applicable  percentage  interest.  The  Partnership  and  CNL VI  acquired  this
Property from CNL BB Corp., an affiliate of the general partners.  The affiliate
had purchased and temporarily  held title to the Property in order to facilitate
the  acquisition  of the  Property by the  Partnership  and CNL VI. The purchase
price paid by the Partnership represented the costs incurred by the affiliate to
acquire the Property,  including  closing costs. The  transaction,  or a portion
thereof,  relating  to the  sale of the  Property  in  Houston,  Texas,  and the
reinvestment  of the net sales proceeds in the Property in Niles,  Illinois,  as
tenants-in-common, was structured to qualify as a like-kind exchange transaction
for federal income tax purposes. As of June 30, 2000, the Partnership owned a 26
percent interest in the Property in Niles, Illinois.

         Currently,  rental income from the Partnership's Properties is invested
in money market accounts or other short-term,  highly liquid investments such as
demand deposit accounts at commercial banks,  certificates of deposit, and money
market accounts with less than a 30-day maturity date, pending the Partnership's
use of such funds to pay Partnership  expenses or to make  distributions  to the
partners.  At June 30, 2000, the  Partnership  had  $1,510,870  invested in such
short-term  investments,  as compared to  $1,543,691  at December 31, 1999.  The
funds  remaining  at June 30,  2000  after  payment of  distributions  and other
liabilities  will be used to meet the  Partnership's  working  capital and other
needs.

Short Term Liquidity

         The Partnership's  short-term liquidity  requirements consist primarily
of the operating expenses of the Partnership.

         The Partnership's  investment strategy of acquiring Properties for cash
and  leasing  them under  triple-net  leases to  operators  who  generally  meet
specified financial  standards  minimizes the Partnership's  operating expenses.
The general partners believe that the leases will continue to generate cash flow
in excess of operating expenses.

         The general  partners have the right,  but not the obligation,  to make
additional capital  contributions if they deem it appropriate in connection with
the operations of the Partnership.

         Total liabilities of the Partnership,  including distributions payable,
decreased to $1,203,169 at June 30, 2000,  from $1,238,571 at December 31, 1999.
The general partners believe the Partnership has sufficient cash on hand to meet
its current working capital needs.

         The Partnership  generally  distributes cash from operations  remaining
after the payment of operating  expenses of the Partnership,  to the extent that
the general partners  determine that such funds are available for  distribution.
Based on current and anticipated  future cash from  operations,  the Partnership
declared distributions to the limited partners of $1,856,260 for each of the six
months ended June 30, 2000 and 1999  ($928,130  for each of the  quarters  ended
June 30, 2000 and 1999).  This represents  distributions for each applicable six
months  of $0.41  per unit  ($0.21  per unit for each  applicable  quarter).  No
distributions  were made to the general partners for the quarters and six months
ended June 30, 2000 and 1999. No amounts distributed to the limited partners for
the six months  ended  June 30,  2000 and 1999 are  required  to be or have been
treated by the  Partnership  as a return of capital for purposes of  calculating
the  limited  partners'  return  on their  adjusted  capital  contribution.  The
Partnership  intends to continue to make  distributions  of cash  available  for
distribution to the limited partners on a quarterly basis.

Long Term Liquidity

         The  Partnership  has no long-term  debt or other  long-term  liquidity
requirements.

Results of Operations

         During the six months ended June 30, 1999,  the  Partnership  owned and
leased 47 wholly owned Properties  (including four Properties which were sold in
1999) and during the six months ended June 30, 2000, the  Partnership  owned and
leased 43 wholly  owned  Properties  to  operators of fast food and family style
restaurant chains. In connection therewith, during the six months ended June 30,
2000 and 1999, the Partnership  earned $1,891,063 and $1,846,981,  respectively,
in rental income from operating  leases and earned income from direct  financing
leases from these  Properties,  $897,610 and $950,933 of which was earned during
the quarter ended June 30, 2000 and 1999,  respectively.  The increase in rental
and earned  income during the six months ended June 30, 2000, as compared to the
six months ended June 30, 1999,  was  partially  due to the fact that during the
six months ended June 30, 2000,  the  Partnership  collected  and  recognized as
income  approximately  $100,900 in past due rental amounts relating to Long John
Silver's,  Inc., which filed for bankruptcy  during 1998 and rejected the leases
relating to five  Properties.  As of June 30, 2000, the  Partnership had entered
into new leases,  each with a new tenant,  for two of the five  Properties,  had
sold two of the Properties and had one Property that remained vacant.  In August
1999,  Long John Silver's Inc.  assumed and affirmed its four remaining  leases,
and the Partnership has continued  receiving  rental payments  relating to these
four leases.  The  Partnership  will not  recognize any rental and earned income
from this remaining  vacant Property until a replacement  tenant is located,  or
until the Property is sold and the proceeds  from the sale are  reinvested in an
additional Property.

         The  increase in rental and earned  income  during the six months ended
June 30, 2000,  was  partially  offset by, and the  decrease  during the quarter
ended June 30,  2000,  as  compared  to the  quarter  ended June 30,  1999,  was
partially  attributable  to, the fact that the  Partnership  sold two Properties
during  1999.  The proceeds  from these sales were  subsequently  reinvested  in
Duluth   Joint   Venture  in   December   1999  and  in  a   Property   held  as
tenants-in-common in January 2000, as described above in "Capital Resources." In
addition,  the increase during the six months ended June 30, 2000, was partially
offset  by a  decrease  in rental  and  earned  income  due to the fact that the
Partnership  established  an allowance  for doubtful  accounts of  approximately
$14,500 for past due rental amounts relating to its Property in Tempe,  Arizona,
in accordance with the Partnership's  policy. The general partners will continue
to pursue  collection of past due rental  amounts  relating to this Property and
will recognize such amounts as income if collected.

         During the six months  ended June 30,  2000 and 1999,  the  Partnership
also earned  $1,418 and $11,841,  respectively,  in  contingent  rental  income,
$1,418 and $1,918 of which was earned  during the  quarters  ended June 20, 2000
and 1999, respectively.  The decrease in contingent rental income during the six
months  ended June 30, 2000 as compared to the six months  ended June 30,  1999,
was primarily  attributable  to a decrease in gross sales of certain  restaurant
Properties, the leases of which require the payment of contingent rental income.

         In addition,  during the six months  ended June 30, 2000 and 1999,  the
Partnership  earned  $65,909 and  $17,480,  respectively,  in interest and other
income,  $11,439 and $6,960 of which was earned  during the quarters  ended June
30, 2000 and 1999, respectively. Interest and other income was higher during the
quarter and six months  ended June 30, 2000 than that earned  during the quarter
and six months  ended June 30, 1999,  primarily  due to the fact that during the
quarter and six months ended June 30, 2000, the  Partnership  earned interest on
the net sales proceeds  relating to the sale of several  Properties during 1999,
pending  reinvestment in additional  Properties.  As of June 30, 2000, these net
sales proceeds had been reinvested, as described above.

         During the six months ended June 30, 1999,  the  Partnership  owned and
leased ten Properties indirectly through joint venture arrangements.  During the
six months ended June 30, 2000, the Partnership owned two additional  Properties
indirectly  through joint venture  agreements and one Property with an affiliate
as tenants-in-common.  In connection therewith, during the six months ended June
30, 2000 and 1999, the  Partnership  earned $61,484 and $188,822,  respectively,
and recorded a loss of $22,668 and income of $95,136  during the quarters  ended
June 30, 2000 and 1999, respectively. The decrease in net income earned by joint
ventures  during the quarter and six months ended June 30, 2000,  as compared to
the quarter and six months ended June 30, 1999,  was  primarily  due to the fact
that the lease  relating to the Property  held by Melbourne  Joint  Venture,  in
which the  Partnership  owns a 50 percent  interest,  was amended to provide for
rent  reductions  starting in February  2000. In June 2000, the operator of this
Property vacated the Property and discontinued  operations.  As a result, during
the quarter and six months ended June 30, 2000, the joint venture established an
allowance for doubtful  accounts for past due rental amounts.  The joint venture
will continue to pursue collection of past due rental amounts and will recognize
such amounts as income if  collected.  The joint  venture will not recognize any
rental  income  relating  to this  Property  until  such  time as a new lease is
executed  or until  the  Property  is sold and the  proceeds  from such sale are
reinvested in an additional  Property.  The joint venture is currently seeking a
new tenant or  purchaser  for this  Property.  In  addition,  the joint  venture
established an allowance for loss on building for this Property of approximately
$219,100.  The allowance  represented the difference  between the Property's net
carrying value at June 30, 2000, and the current  estimated net realizable value
of the Property.

         Operating expenses,  including  depreciation and amortization  expense,
were  $450,528 and $470,735  during the six months ended June 30, 2000 and 1999,
respectively,  of which $200,859 and $232,735 were incurred  during the quarters
ended June 30, 2000 and 1999,  respectively.  The decrease in operating expenses
during the  quarter  and six months  ended June 30,  2000,  as  compared  to the
quarter and six months ended June 30, 1999,  was primarily  attributable  to the
fact that the Partnership incurred less transaction costs related to the general
partners retaining financial and legal advisors to assist them in evaluating and
negotiating the proposed merger with CNL American  Properties Fund, Inc. ("APF")
due  to  the  termination  of  the  proposed  merger,   as  described  below  in
"Termination of Merger".  The decrease in operating  expenses during the quarter
and six months  ended June 30,  2000,  was  partially  offset by an  increase in
administrative expenses for servicing the Partnership and its Properties.

         As a result of the sale of the Property in  Stockbridge,  Georgia,  the
Partnership recognized a loss of $60,882 for financial reporting purposes during
the quarter ended June 30, 1999.

         During the six months ended June 30, 2000, the  Partnership  recorded a
provision  for loss on  building  of $9,858  for  financial  reporting  purposes
relating to the Long John  Silver's  Property in Laurens,  South  Carolina,  the
lease for which was  rejected  by the  tenant.  The  allowance  represented  the
difference  between the carrying  value of the Property at June 30, 2000 and the
estimated net realizable value of the Property. In addition,  during the quarter
ended June 30, 1999, the  Partnership  recorded a provision for loss on building
of $121,207 for financial  reporting  purposes  relating to a Long John Silver's
Property  in Shelby,  North  Carolina,  the lease for which was  rejected by the
tenant.  The allowance  represented the difference between the carrying value of
the  Property  at June  30,  1999  and the  estimated  realizable  value  of the
Property.  The tenant of these Properties  filed for bankruptcy  during 1998 and
discontinued payment of rents under the terms of its lease agreements.

Termination of Merger

         On March 1, 2000,  the  general  partners  and APF  mutually  agreed to
terminate the Agreement and Plan of Merger (the "Merger")  entered into in March
1999. The general partners are continuing to evaluate strategic alternatives for
the  Partnership,  including  alternatives  to provide  liquidity to the limited
partners.

Dismissal of Legal Action

         As described in greater detail in Part II, Item 1. "Legal  Proceedings"
in 1999,  two  groups of limited  partners  in several  CNL Income  Funds  filed
purported  class action  suits  against the general  partners and APF  alleging,
among other  things,  that the general  partners  had breached  their  fiduciary
duties  in  connection  with the  proposed  merger.  These  actions  were  later
consolidated  into one action.  On April 25, 2000, the judge in the consolidated
action issued an order dismissing the action without prejudice,  with each party
to bear its own costs and attorneys' fees.


ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

         Not applicable.


<PAGE>



                           PART II. OTHER INFORMATION


Item 1.       Legal Proceedings.

              On May 11, 1999, four limited partners in several CNL Income Funds
              served a derivative and purported class action lawsuit filed April
              22, 1999 against the general partners and APF in the Circuit Court
              of the Ninth Judicial Circuit of Orange County, Florida,  alleging
              that the general  partners  breached  their  fiduciary  duties and
              violated  provisions of certain of the CNL Income Fund partnership
              agreements in connection with the proposed merger.  The plaintiffs
              sought unspecified  damages and equitable relief. On July 8, 1999,
              the plaintiffs  filed an amended  complaint  which, in addition to
              naming three additional plaintiffs, included allegations of aiding
              and abetting and conspiring to breach fiduciary duties, negligence
              and breach of duty of good faith against certain of the defendants
              and sought additional equitable relief. As amended, the caption of
              the case was Jon Hale, Mary J. Hewitt, Charles A. Hewitt, Gretchen
              M. Hewitt, Bernard J. Schulte, Edward M. and Margaret Berol Trust,
              and Vicky Berol v. James M. Seneff,  Jr.,  Robert A.  Bourne,  CNL
              Realty  Corporation,  and CNL American Properties Fund, Inc., Case
              No. CIO-99-0003561.

              On June 22,  1999,  a limited  partner of several CNL Income Funds
              served a  purported  class  action  lawsuit  filed  April 29, 1999
              against the general partners and APF, Ira Gaines, individually and
              on  behalf  of a class  of  persons  similarly  situated,  v.  CNL
              American  Properties Fund,  Inc., James M. Seneff,  Jr., Robert A.
              Bourne,  CNL Realty  Corporation,  CNL Fund  Advisors,  Inc.,  CNL
              Financial  Corporation  a/k/a CNL Financial  Corp.,  CNL Financial
              Services,  Inc. and CNL Group, Inc., Case No. CIO-99-3796,  in the
              Circuit  Court of the Ninth  Judicial  Circuit  of Orange  County,
              Florida,   alleging  that  the  general  partners  breached  their
              fiduciary  duties and that APF aided and abetted  their  breach of
              fiduciary  duties in  connection  with the  proposed  merger.  The
              plaintiff sought unspecified damages and equitable relief.

              On September 23, 1999,  Judge Lawrence  Kirkwood  entered an order
              consolidating  the two cases  under the  caption In re: CNL Income
              Funds  Litigation,  Case No. 99-3561.  Pursuant to this order, the
              plaintiffs  in  these  cases  filed  a  consolidated  and  amended
              complaint on November 8, 1999.  On December 22, 1999,  the general
              partners and CNL Group,  Inc. filed motions to dismiss and motions
              to strike.  On December 28, 1999, APF and CNL Fund Advisors,  Inc.
              filed motions to dismiss.  On March 6, 2000, all of the defendants
              filed a Joint Notice of Filing Form 8-K Reports and  Suggestion of
              Mootness.

              On April 25, 2000,  Judge Kirkwood issued a Stipulated Final Order
              of Dismissal of Consolidated Action, dismissing the action without
              prejudice,  with each  party to bear its own costs and  attorneys'
              fees.

Item 2.       Changes in Securities.           Inapplicable.

Item 3.       Default upon Senior Securities.   Inapplicable.

Item 4.       Submission of Matters to a Vote of Security Holders. Inapplicable.

Item 5.       Other Information.  Inapplicable.

Item 6.       Exhibits and Reports on Form 8-K.

              (a)      Exhibits

                       3.1  Affidavit and Certificate of Limited  Partnership of
                            CNL Income Fund XIV,  Ltd.  (Included as Exhibit 3.2
                            to  Registration  Statement No.  33-53672-01 on Form
                            S-11 and incorporated herein by reference.)

                       4.1  Affidavit and Certificate of Limited  Partnership of
                            CNL Income Fund XIV,  Ltd.  (Included as Exhibit 3.2
                            to  Registration  Statement No.  33-53672-01 on Form
                            S-11 and incorporated herein by reference.)

                       4.2  Amended   and   Restated    Agreement   of   Limited
                            Partnership  of CNL Income Fund XIV, Ltd.  (Included
                            as   Exhibit   4.2  to  Form  10-K  filed  with  the
                            Securities  and  Exchange  Commission  on April  13,
                            1994, incorporated herein by reference.)

                       10.1 Management  Agreement  between  CNL Income Fund XIV,
                            Ltd. and CNL Investment Company (Included as Exhibit
                            10.1 to Form  10-K  filed  with the  Securities  and
                            Exchange   Commission   on  April  13,   1994,   and
                            incorporated herein by reference.)

                       10.2 Assignment   of   Management   Agreement   from  CNL
                            Investment Company to CNL Income Fund Advisors, Inc.
                            (Included  as  exhibit  10.2 to Form 10-K filed with
                            the Securities and Exchange  Commission on March 30,
                            1995, and incorporated herein by reference.)

                       10.3 Assignment of Management  Agreement  from CNL Income
                            Fund  Advisors,  Inc.  to CNL  Fund  Advisors,  Inc.
                            (Included  as  Exhibit  10.3 to Form 10-K filed with
                            the Securities  and Exchange  Commission on April 1,
                            1996, and incorporated herein by reference.)

                       27   Financial Data schedule (Filed herewith.)


<PAGE>



              (b)     Reports on Form 8-K

                      No reports on Form 8-K were filed during the quarter ended
                      June 30, 2000.



<PAGE>





                                   SIGNATURES


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

         DATED this 10th day of August, 2000


                                            CNL INCOME FUND XIV, LTD.

                                            By: CNL REALTY CORPORATION
                                                General Partner


                                                By:/s/JAMES M. SENEFF, JR.
                                                   ----------------------------
                                                   JAMES M. SENEFF, JR.
                                                   Chief Executive Officer
                                                   Principal Executive Officer)


                                                By:/s/ROBERT A. BOURNE
                                                   ----------------------------
                                                   ROBERT A. BOURNE
                                                   President and Treasurer
                                                   (Principal Financial and
                                                   Accounting Officer)