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                        March 31, 2004
                                          --------------------------------------

                                       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
-----------------------------------------          -----------------------------
 (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 _________

Indicate  by check mark  whether  the  registrant  is an  accelerated  filer (as
defined in Rule 12b-2 of the Exchange Act): Yes___ No X

<PAGE>




                                    CONTENTS




<TABLE>
<CAPTION>

 <c>
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                         5-6

   Item 2.    Management's Discussion and Analysis of Financial
                  Condition and Results of Operations                             7-9

   Item 3.    Quantitative and Qualitative Disclosures About
                  Market Risk                                                     9

   Item 4.    Controls and Procedures                                             9

Part II

   Other Information                                                              10-11

</TABLE>


<PAGE>


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

<TABLE>
<CAPTION>

 <c>
                                                                              March 31,             December 31,
                                                                                 2004                   2003
                                                                          -------------------    -------------------
                              ASSETS

  Real estate properties with operating leases, net                            $  21,769,132          $  21,856,337
  Net investment in direct financing leases                                        4,933,789              4,967,946
  Real estate held for sale                                                          932,882              3,295,383
  Investment in joint ventures                                                     4,180,853              4,194,852
  Cash and cash equivalents                                                        4,370,527              1,157,202
  Receivables, less allowance for doubtful
      accounts of $35,886 and $12,700, respectively                                    3,167                 18,006
  Accrued rental income, less allowance for doubtful
      accounts of $47,420 and $48,635, respectively                                2,451,674              2,433,883
  Other assets                                                                        74,892                 81,900
                                                                          -------------------    -------------------

                                                                               $  38,716,916          $  38,005,509
                                                                          ===================    ===================

                 LIABILITIES AND PARTNERS' CAPITAL

  Accounts payable and accrued expenses                                        $      39,352          $      12,823
  Real estate taxes payable                                                            4,031                  2,492
  Distributions payable                                                              928,130                928,130
  Due to related parties                                                              44,173                 18,885
  Rents paid in advance and deposits                                                 188,517                208,415
  Deferred rental income                                                              24,959                 25,478
                                                                          -------------------    -------------------
      Total liabilities                                                            1,229,162              1,196,223

  Minority interest                                                                  156,372                156,548

  Commitment (Note 4)

  Partners' capital                                                               37,331,382             36,652,738
                                                                          -------------------    -------------------

                                                                               $  38,716,916          $  38,005,509
                                                                          ===================    ===================

</TABLE>

           See accompanying notes to condensed financial statements.

<PAGE>


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

<TABLE>
<CAPTION>

 <c>
                                                                                     Quarter Ended
                                                                                         March 31,
                                                                                  2004               2003
                                                                           ----------------    ---------------
  Revenues:
      Rental income from operating leases                                        $ 663,351         $  659,858
      Earned income from direct financing leases                                   130,906            132,413
      Contingent rental income                                                         976             10,330
      Interest and other income                                                        256                554
                                                                           ----------------    ---------------
                                                                                   795,489            803,155
                                                                           ----------------    ---------------

  Expenses:
      General operating and administrative                                         105,493             87,655
      Property related                                                               1,156              4,637
      Management fees to related parties                                             9,959              9,607
      State and other taxes                                                         59,828             48,577
      Depreciation and amortization                                                 88,380             88,612
                                                                           ----------------    ---------------
                                                                                   264,816            239,088
                                                                           ----------------    ---------------

  Income before minority interest and equity
      in earnings of unconsolidated joint ventures                                 530,673            564,067

  Minority interest                                                                 (4,734)            (4,723)

  Equity in earnings of unconsolidated joint ventures                              101,998             97,236
                                                                           ----------------    ---------------

  Income from continuing operations                                                627,937            656,580
                                                                           ----------------    ---------------

  Discontinued operations:
      Income from discontinued operations                                           72,568             80,698
      Gain on disposal of discontinued operations                                  906,269                 --
                                                                           ----------------    ---------------
                                                                                   978,837             80,698
                                                                           ----------------    ---------------

  Net income                                                                  $  1,606,774         $  737,278
                                                                           ================    ===============

  Income per limited partner unit:
      Continuing operations                                                   $       0.14          $    0.15
      Discontinued operations                                                         0.22               0.01
                                                                           ----------------    ---------------

                                                                              $       0.36          $    0.16
                                                                           ================    ===============

  Weighted average number of limited partner
      units outstanding                                                          4,500,000          4,500,000
                                                                           ================    ===============

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


<PAGE>


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

<TABLE>
<CAPTION>

 <c>
                                                                             Quarter Ended           Year Ended
                                                                               March 31,            December 31,
                                                                                  2004                  2003
                                                                           -------------------    ------------------

General partners:
    Beginning balance                                                            $    209,255           $   209,255
    Net income                                                                             --                    --
                                                                           -------------------    ------------------
                                                                                      209,255               209,255
                                                                           -------------------    ------------------

Limited partners:
    Beginning balance                                                              36,443,483            36,912,701
    Net income                                                                      1,606,774             3,243,302
    Distributions ($0.21 and $0.83 per
       limited partner unit, respectively)                                           (928,130)           (3,712,520)
                                                                           -------------------    ------------------
                                                                                   37,122,127            36,443,483
                                                                           -------------------    ------------------

Total partners' capital                                                         $  37,331,382         $  36,652,738
                                                                           ===================    ==================

</TABLE>

            See accompanying notes to condensed financial statements.


<PAGE>


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

<TABLE>
<CAPTION>

 <c>
                                                                                            Quarter Ended
                                                                                              March 31,
                                                                                     2004                  2003
                                                                                ----------------      ----------------


Net cash provided by operating activities                                           $   879,978           $   884,798
                                                                                ----------------      ----------------

Cash flows from investing activities:
    Proceeds from sale of assets                                                      3,266,387                    --
    Payment of lease costs                                                                   --               (13,125)
                                                                                ----------------      ----------------
       Net cash provided by (used in) investing activities                            3,266,387               (13,125)
                                                                                ----------------      ----------------

Cash flows from financing activities:
    Distributions to limited partners                                                  (928,130)             (928,130)
    Distributions to holder of minority interest                                         (4,910)               (4,811)
                                                                                ----------------      ----------------
       Net cash used in financing activities                                           (933,040)             (932,941)
                                                                                ----------------      ----------------

Net increase (decrease) in cash and cash equivalents                                  3,213,325               (61,268)

Cash and cash equivalents at beginning of quarter                                     1,157,202             1,329,320
                                                                                ----------------      ----------------

Cash and cash equivalents at end of quarter                                        $  4,370,527          $  1,268,052
                                                                                ================      ================

Supplemental schedule of non-cash financing activities:

    Distributions declared and unpaid at end of
       quarter                                                                      $   928,130           $   928,130
                                                                                ================      ================
</TABLE>

           See accompanying notes to condensed financial statements.

<PAGE>



                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2004 and 2003


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 the general partners, necessary for a fair
         statement of the results for the interim periods  presented.  Operating
         results for the quarter  ended March 31, 2004 may not be  indicative of
         the results that may be expected for the year ending December 31, 2004.
         Amounts as of December 31, 2003, 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, 2003.

         The Partnership  accounts for its 72.2% interest in Salem Joint Venture
         using  the  consolidation  method.  Minority  interest  represents  the
         minority joint venture partner's  proportionate  share of the equity in
         the  joint  venture.   All   significant   intercompany   accounts  and
         transactions have been eliminated.

         In December 2003,  the Financial  Accounting  Standards  Board issued a
         revision to FASB  Interpretation  No. 46 (originally  issued in January
         2003)  ("FIN  46R"),  "Consolidation  of  Variable  Interest  Entities"
         requiring  existing  unconsolidated  variable  interest  entities to be
         consolidated by their primary beneficiaries. The primary beneficiary of
         a variable  interest entity is the party that absorbs a majority of the
         entity's expected losses,  receives a majority of its expected residual
         returns, or both, as a result of holding variable interests,  which are
         the ownership,  contractual,  or other pecuniary interests in an entity
         that change with  changes in the fair value of the  entity's net assets
         excluding  variable  interests.  Prior to FIN 46R, a company  generally
         included  another  entity  in  its  financial  statements  only  if  it
         controlled the entity through voting interests.  Application of FIN 46R
         is  required  in  financial  statements  of public  entities  that have
         interests in variable  interest entities for periods ending after March
         15,  2004.  The  Partnership  has adopted FIN 46R as of March 31, 2004,
         which   resulted  in  the   consolidation   of  a  certain   previously
         unconsolidated joint venture. FIN 46R does not require, but does permit
         restatement of previously issued financial statements.  The Partnership
         has   restated   prior   year's   financial   statements   to  maintain
         comparability between the periods presented.  These restatements had no
         effect on partners' capital or net income.

2.       Reclassification

         Certain  items in the  prior  year's  financial  statements  have  been
         reclassified to conform to 2004 presentation.  These  reclassifications
         had no effect on total partners' capital or net income.



<PAGE>


                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2004 and 2003


3.       Discontinued Operations

         During the  quarter  ended March 31,  2004,  the  Partnership  sold the
         properties  in  Bullhead  City  and  Winslow,  Arizona;  and  Franklin,
         Tennessee,  each to a third party and received total net sales proceeds
         of  approximately  $3,266,400  resulting in a total gain on disposal of
         discontinued operations of approximately $906,300.

         In March 2004,  the  Partnership  entered into an agreement to sell the
         property in Topeka,  Kansas to a third party and reclassified the asset
         to real estate held for sale.  The  reclassified  asset was recorded at
         the lower of its carrying amount or fair value, less cost to sell.

         The  following  presents  the  operating  results  of the  discontinued
         operations for these properties.

<TABLE>
<CAPTION>

 <c>
                                                               Quarter Ended
                                                                 March 31,
                                                      2004                 2003
                                                  ---------------      --------------

              Rental revenues                      $      72,818         $    90,844
              Expenses                                      (250)            (10,146)
                                                  ---------------      --------------
              Income from discontinued
                  operations                       $      72,568         $    80,698
                                                  ===============      ==============

</TABLE>

4.       Commitment

         In March 2004, the  Partnership  entered into an agreement with a third
         party to sell the property in Topeka, Kansas.







<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 March 31, 2003, the
Partnership owned 41 Properties  directly and 12 Properties  indirectly  through
joint  venture or  tenancy in common  arrangements.  As of March 31,  2004,  the
Partnership owned 38 Properties  directly and 13 Properties  indirectly  through
joint venture or tenancy in common arrangements.

Capital Resources

         Net cash provided by operating activities was $879,978 and $884,798 for
the  quarters  ended  March  31,  2004 and  2003,  respectively.  In  2004,  the
Partnership  sold its  Properties  in Bullhead  City and Winslow,  Arizona;  and
Franklin, Tennessee, each to a third party and received total net sales proceeds
of  approximately   $3,266,400   resulting  in  a  total  gain  on  disposal  of
discontinued  operations of approximately  $906,300.  The Partnership intends to
reinvest these proceeds in additional Properties or to pay liabilities.

         At March 31, 2004,  the  Partnership  had  $4,370,527  in cash and cash
equivalents,  as compared to $1,157,202 at December 31, 2003. At March 31, 2004,
these  funds were held in demand  deposits  account at a  commercial  bank.  The
increase in cash and cash  equivalents  at March 31, 2004 was primarily a result
of the  Partnership  holding sales  proceeds.  The funds  remaining at March 31,
2004, after the payment of distributions and other liabilities,  will be used to
invest in additional  Properties and to meet the  Partnership's  working capital
needs.

Short-Term Liquidity

         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  generate  net cash flow in
excess of operating expenses.

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

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

         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 net cash provided by  operations,  the
Partnership  declared  distributions to limited partners of $928,130 for each of
the quarters ended March 31, 2004 and 2003.  This  represents  distributions  of
$0.21  per unit for each of the  quarters  ended  March 31,  2004 and  2003.  No
distributions were made to the general partners for the quarters ended March 31,
2004 and 2003. No amounts  distributed to the limited  partners for the quarters
ended  March 31, 2004 and 2003 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  contributions.  The  Partnership
intends to continue to make  distributions of cash available for distribution to
the limited partners on a quarterly basis.

         Total liabilities,  including distributions payable, were $1,229,162 at
March 31, 2004, as compared to $1,196,223 at December 31, 2003.  The increase in
total  liabilities  was  partially  due to an increase  in accounts  payable and
accrued  expenses and amounts due to related parties and was partially offset by
a decrease in rents paid in advance and deposits.  The general  partners believe
that the  Partnership  has sufficient  cash on hand to meet its current  working
capital needs.

Contractual Obligations, Contingent Liabilities, and Commitments

         In March 2004,  the  Partnership  entered into an agreement to sell its
Property in Topeka, Kansas. As of May 3, 2004, the sale had not occurred.

         The   Partnership   has  no   contractual   obligations  or  contingent
liabilities as of March 31, 2004.

Long-Term Liquidity

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

Results of Operations

         Rental  revenues from  continuing  operations  were $794,257 during the
quarter ended March 31, 2004, as compared to $792,271  during the same period of
2003. Rental revenues from continuing  operations  remained constant because the
changes in the leased  Property  portfolio  related to the Properties  that were
accounted for as discontinued operations.

         The  Partnership  earned $976 in  contingent  rental  income during the
quarter ended March 31, 2004,  as compared to $10,330  during the same period of
2003.  Contingent  rental  income was lower  during the quarter  ended March 31,
2004, due to a decrease in reported gross sales of the  restaurants  with leases
that require the payment of contingent rents.

         The Partnership  earned  $101,998  attributable to net income earned by
unconsolidated  joint  ventures  during the  quarter  ended March 31,  2004,  as
compared  to  $97,236  during  the same  period of 2003.  Net  income  earned by
unconsolidated joint ventures was higher during the quarter ended March 31, 2004
because in November  2003,  the  Partnership  reinvested  a portion of the sales
proceeds  from a prior year sale in a  Property  in  Tucker,  Georgia,  with CNL
Income Fund X, Ltd.,  CNL Income Fund XIII,  Ltd., and CNL Income Fund XV, Ltd.,
as  tenants-in-common.  Each  of the  CNL  Income  Funds  is a  Florida  limited
partnership and an affiliate of the general partners. The Partnership owns a 10%
interest in the profits and losses of the Property.

         Operating  expenses,  including  depreciation and amortization  expense
were  $264,816  during the quarter ended March 31, 2004, as compared to $239,088
during the same period of 2003. The increase in operating expenses was partially
due to the Partnership incurring additional general operating and administrative
expenses,  including  legal  fees,  and an  increase  in the amount of state tax
expense relating to several states in which the Partnership conducts business.

         The Partnership recognized income from discontinued  operations (rental
revenues  less  property  related  expenses)  of $72,568 and $80,698  during the
quarters ended March 31, 2004 and 2003, respectively, relating to the Properties
in Bullhead City and Winslow, Arizona; Franklin,  Tennessee; and Topeka, Kansas.
In 2004,  the  Partnership  sold the  Properties  in Bullhead  City and Winslow,
Arizona;  and  Franklin,  Tennessee,  resulting  in a total gain on  disposal of
discontinued  operations of approximately  $906,300. As of May 3, 2004, the sale
of the Property in Topeka, Kansas had not occurred.

         The general partners continuously  evaluate strategic  alternatives for
the  Partnership,  including  alternatives  to provide  liquidity to the limited
partners.

         In December 2003,  the Financial  Accounting  Standards  Board issued a
revision to FASB Interpretation No. 46 (originally issued in January 2003) ("FIN
46R"),   "Consolidation  of  Variable  Interest  Entities"   requiring  existing
unconsolidated  variable  interest  entities to be consolidated by their primary
beneficiaries.  The primary  beneficiary  of a variable  interest  entity is the
party that  absorbs a  majority  of the  entity's  expected  losses,  receives a
majority  of its  expected  residual  returns,  or both,  as a result of holding
variable  interests,  which are the ownership,  contractual,  or other pecuniary
interests  in an  entity  that  change  with  changes  in the fair  value of the
entity's net assets excluding  variable  interests.  Prior to FIN 46R, a company
generally  included  another  entity  in its  financial  statements  only  if it
controlled  the  entity  through  voting  interests.  Application  of FIN 46R is
required in  financial  statements  of public  entities  that have  interests in
variable  interest  entities  for  periods  ending  after  March 15,  2004.  The
Partnership  has adopted  FIN 46R as of March 31,  2004,  which  resulted in the
consolidation of a certain previously unconsolidated joint venture. FIN 46R does
not  require,  but  does  permit  restatement  of  previously  issued  financial
statements.  The Partnership has restated prior year's  financial  statements to
maintain comparability between the periods presented.  These restatements had no
effect on partners' capital or net income.

ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

         Not applicable.

ITEM 4.  CONTROLS AND PROCEDURES

         The  general  partners  maintain  a  set  of  disclosure  controls  and
procedures  designed to ensure that information  required to be disclosed in the
Partnership's  filings  under the  Securities  Exchange Act of 1934 is recorded,
processed,  summarized  and reported  within the time  periods  specified in the
Securities and Exchange  Commission's  rules and forms. The principal  executive
and  financial  officers of the  corporate  general  partner have  evaluated the
Partnership's  disclosure  controls and  procedures  as of the end of the period
covered  by this  Quarterly  Report on Form 10-Q and have  determined  that such
disclosure controls and procedures are effective.

         There was no change in internal control over financial reporting that
occurred during the most recent fiscal quarter that has materially affected, or
   is reasonably likely to materially affect, internal control over financial
reporting.






<PAGE>


                           PART II. OTHER INFORMATION


Item 1.       Legal Proceedings.   Inapplicable.
              ------------------

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.)

                     10.4  Assignment  of  Management  Agreement  from  CNL Fund
                           Advisors,  Inc. to CNL APF Partners, LP. (Included as
                           Exhibit  10.4 to Form 10-Q filed with the  Securities
                           and  Exchange  Commission  on August  13,  2001,  and
                           incorporated herein by reference.)

                     10.5  Assignment  of  Management  Agreement  from  CNL  APF
                           Partners, LP to CNL Restaurants XVIII, Inc. (Included
                           as   Exhibit   10.5  to  Form  10-Q  filed  with  the
                           Securities  and  Exchange  Commission  on August  13,
                           2002, and incorporated herein by reference.)

                     31.1  Certification of Chief Executive Officer of Corporate
                           General  Partner  Pursuant  to Rule 13a-14 as Adopted
                           Pursuant to Section 302 of the  Sarbanes-Oxley Act of
                           2002. (Filed herewith.)

                     31.2  Certification of Chief Financial Officer of Corporate
                           General  Partner  Pursuant  to Rule 13a-14 as Adopted
                           Pursuant to Section 302 of the  Sarbanes-Oxley Act of
                           2002. (Filed herewith.)

                     32.1  Certification of Chief Executive Officer of Corporate
                           General Partner Pursuant to 18 U.S.C. Section 1350 as
                           Adopted Pursuant to Section 906 of the Sarbanes-Oxley
                           Act of 2002. (Filed herewith.)

                     32.2  Certification of Chief Financial Officer of Corporate
                           General Partner Pursuant to 18 U.S.C. Section 1350 as
                           Adopted Pursuant to Section 906 of the Sarbanes-Oxley
                           Act of 2002. (Filed herewith.)

                     (b)   Reports on Form 8-K

                     No    reports  on Form 8-K were filed  during  the  quarter
                           ended March 31, 2004



<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 11th, day of May, 2004.


                            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)





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                                  EXHIBIT INDEX


Exhibit Number

               (c)   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.)

                     10.4  Assignment  of  Management  Agreement  from  CNL Fund
                           Advisors,  Inc. to CNL APF Partners, LP. (Included as
                           Exhibit  10.4 to Form 10-Q filed with the  Securities
                           and  Exchange  Commission  on August  13,  2001,  and
                           incorporated herein by reference.)

                     10.5  Assignment  of  Management  Agreement  from  CNL  APF
                           Partners, LP to CNL Restaurants XVIII, Inc. (Included
                           as   Exhibit   10.5  to  Form  10-Q  filed  with  the
                           Securities  and  Exchange  Commission  on August  13,
                           2002, and incorporated herein by reference.)

                     31.1  Certification of Chief Executive Officer of Corporate
                           General  Partner  Pursuant  to Rule 13a-14 as Adopted
                           Pursuant to Section 302 of the  Sarbanes-Oxley Act of
                           2002. (Filed herewith.)

                     31.2  Certification of Chief Financial Officer of Corporate
                           General  Partner  Pursuant  to Rule 13a-14 as Adopted
                           Pursuant to Section 302 of the  Sarbanes-Oxley Act of
                           2002. (Filed herewith.)

                     32.1  Certification of Chief Executive Officer of Corporate
                           General Partner Pursuant to 18 U.S.C. Section 1350 as
                           Adopted Pursuant to Section 906 of the Sarbanes-Oxley
                           Act of 2002. (Filed herewith.)

                     32.2  Certification of Chief Financial Officer of Corporate
                           General Partner Pursuant to 18 U.S.C. Section 1350 as
                           Adopted Pursuant to Section 906 of the Sarbanes-Oxley
                           Act of 2002. (Filed herewith.)


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                                  EXHIBIT 31.1





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                                  EXHIBIT 31.2







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                                  EXHIBIT 32.1



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                                  EXHIBIT 32.2


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