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, 2002
   --------------------------------------------------------------------------

                                       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 _________





<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           5-6

   Item 2.    Management's Discussion and Analysis of Financial
                  Condition and Results of Operations               7-10

   Item 3.   Quantitative and Qualitative Disclosures About
                  Market Risk                                       10

Part II

   Other Information                                                11















<PAGE>

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

<TABLE>
<CAPTION>
                                                                                June 30,             December 31,
                                                                                  2002                   2001
                                                                           -------------------    -------------------

 <c>
                               ASSETS

   Land and buildings on operating leases, net                                  $  23,253,331          $  22,458,629
   Net investment in direct financing leases                                        5,903,931              6,315,829
   Real estate held for sale                                                        1,189,933              1,330,527
   Investment in joint ventures                                                     4,567,507              4,639,435
   Cash and cash equivalents                                                          756,010              1,039,216
   Receivables, less allowance for doubtful accounts
       of $77,256 in 2001                                                               7,893                 80,044
   Due from related parties                                                                --                  7,045
   Accrued rental income, less allowance for doubtful
       accounts of $48,635 in 2002 and 2001                                         2,424,493              2,335,450
   Other assets                                                                        62,857                 47,734
                                                                           -------------------    -------------------

                                                                                $  38,165,955          $  38,253,909
                                                                           ===================    ===================

                  LIABILITIES AND PARTNERS' CAPITAL

   Accounts payable                                                               $     5,730           $     21,657
   Real estate taxes payable                                                           28,434                 28,596
   Distributions payable                                                              928,130                928,130
   Due to related parties                                                              22,168                 14,154
   Rents paid in advance and deposits                                                  38,281                104,907
   Deferred rental income                                                              24,856                 51,443
                                                                           -------------------    -------------------
       Total liabilities                                                            1,047,599              1,148,887

   Commitment (Note 6)

   Partners' capital                                                               37,118,356             37,105,022
                                                                           -------------------    -------------------

                                                                                $  38,165,955          $  38,253,909
                                                                           ===================    ===================
</TABLE>
           See accompanying notes to condensed financial statements.


<PAGE>


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


                                                                Quarter Ended                   Six Months Ended
                                                                  June 30,                          June 30,
                                                            2002             2001            2002             2001
                                                       ---------------   --------------  -------------   ---------------

 <c>
Revenues:
    Rental income from operating leases                    $  694,940       $  666,406     $1,358,217      $  1,321,758
    Earned income from direct financing leases                180,410          178,978        337,632           359,557
    Contingent rental income                                   10,965            4,501         16,248            13,373
    Interest and other income                                   2,911           11,257          7,006            21,775
                                                       ---------------   --------------  -------------   ---------------
                                                              889,226          861,142      1,719,103         1,716,463
                                                       ---------------   --------------  -------------   ---------------

Expenses:
    General operating and administrative                       75,244           90,985        163,872           243,670
    Property expenses                                          19,388           33,437         39,531            47,591
    Management fees to related party                            8,968            8,767         19,207            19,338
    State and other taxes                                       4,892            4,182         36,917            65,579
    Depreciation and amortization                              96,572           86,620        182,048           173,206
    Provision for write-down of assets                             --          526,947             --           526,947
                                                       ---------------   --------------  -------------   ---------------
                                                              205,064          750,938        441,575         1,076,331
                                                       ---------------   --------------  -------------   ---------------

Income Before Gain on Sale of Assets and Equity
    in Earnings of Joint Ventures                             684,162          110,204      1,277,528           640,132

Gain on Sale of Assets                                             --               --        497,689                --

Equity in Earnings of Joint Ventures                          101,524          175,560        166,944           266,569
                                                       ---------------   --------------  -------------   ---------------

Income from Continuing Operations                             785,686          285,764      1,942,161           906,701
                                                       ---------------   --------------  -------------   ---------------

Discontinued Operations (Note 4):
    Income from discontinued operations                        19,349           19,231         50,878            42,554
    Loss on disposal of discontinued operations, net         (123,445 )             --       (123,445 )              --
                                                       ---------------   --------------  -------------   ---------------
                                                             (104,096 )         19,231        (72,567 )          42,554
                                                       ---------------   --------------  -------------   ---------------

Net Income                                                 $  681,590       $  304,995     $1,869,594       $   949,255
                                                       ===============   ==============  =============   ===============

Net Income (Loss) Per Limited Partner Unit
    Continuing operations                                   $    0.17        $    0.06       $   0.43         $    0.20
    Discontinued operations                                     (0.02 )           0.01          (0.01 )            0.01
                                                       ---------------   --------------  -------------   ---------------
                                                            $    0.15        $    0.07       $   0.42         $    0.21
                                                       ===============   ==============  =============   ===============

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

                                                        Six Months Ended          Year Ended
                                                            June 30,             December 31,
                                                              2002                   2001
                                                       --------------------    ------------------

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

Limited partners:
    Beginning balance                                           36,895,767            38,104,189
    Net income                                                   1,869,594             2,504,098
    Distributions ($0.41 and $0.83 per
       limited partner unit, respectively)                      (1,856,260 )          (3,712,520 )
                                                       --------------------    ------------------
                                                                36,909,101            36,895,767
                                                       --------------------    ------------------

Total partners' capital                                     $   37,118,356         $  37,105,022
                                                       ====================    ==================

</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>

                                                                                          Six Months Ended
                                                                                              June 30,
                                                                                     2002                  2001
                                                                                ----------------      ----------------

 <c>
Increase (Decrease) in Cash and Cash Equivalents

    Net Cash Provided by Operating Activities                                      $  1,712,909          $  1,756,152
                                                                                ----------------      ----------------

    Cash Flows from Investing Activities:
       Proceeds from sale of assets                                                   1,143,753                    --
       Additions to land and buildings on operating leases                           (1,283,608 )                  --
       Return of capital from joint venture                                                  --               400,000
                                                                                ----------------      ----------------

          Net cash provided by (used in)investing activities                           (139,855 )             400,000
                                                                                ----------------      ----------------

    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                                   (283,206 )             299,892

Cash and Cash Equivalents at Beginning of Period                                      1,039,216             1,038,555
                                                                                ----------------      ----------------

Cash and Cash Equivalents at End of Period                                          $   756,010          $  1,338,447
                                                                                ================      ================

Supplemental Schedule of Non-Cash Financing
    Activities:

       Distributions declared and unpaid at end of
          period                                                                    $   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 and Six Months Ended June 30, 2002 and 2001


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, 2002,  may not be  indicative
         of the results  that may be expected  for the year ending  December 31,
         2002.  Amounts as of  December  31,  2001,  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, 2001.

         Effective  January  1,  2002,  the  Partnership  adopted  Statement  of
         Financial  Accounting  Standards No. 144 "Accounting for the Impairment
         or Disposal of  Long-Lived  Assets."  This  statement  requires  that a
         long-lived  asset be  tested  for  recoverability  whenever  events  or
         changes in  circumstances  indicate that its carrying amount may not be
         recoverable.   The  carrying  amount  of  a  long-lived  asset  is  not
         recoverable  if it  exceeds  the  sum of the  undiscounted  cash  flows
         expected to result from the use and eventual  disposition of the asset.
         The assessment is based on the carrying amount of the asset at the date
         it is tested for recoverability.  An impairment loss is recognized when
         the carrying amount of a long-lived asset exceeds its fair value. If an
         impairment is recognized,  the adjusted carrying amount of a long-lived
         asset is its new cost  basis.  The  statement  also  requires  that the
         results of  operations of a component of an entity that either has been
         disposed  of or is  classified  as  held  for  sale  be  reported  as a
         discontinued   operation  if  the  disposal   activity  was   initiated
         subsequent to the adoption of the Standard.

2.       Reclassification:

         Certain  items in the  prior  year's  financial  statements  have  been
         reclassified to conform to 2002 presentation.  These  reclassifications
         had no effect on total partners' capital or net income.

3.       Land and Buildings on Operating Leases:

         In  February  2002,  the  Partnership  sold its  property in Las Vegas,
         Nevada to an  unrelated  third party for  $1,200,000  and  received net
         sales  proceeds of  approximately  $1,143,800,  resulting  in a gain of
         approximately $497,700. As of December 31, 2001, this property had been
         identified for sale. In March 2002, the  Partnership  reinvested  these
         net  sales  proceeds  in  a  property  in  San  Antonio,  Texas  at  an
         approximate cost of $1,262,200.  The Partnership acquired this property
         from CNL Funding 2001-A,  LP, an affiliate of the general partners (see
         Note 5).

4.       Discontinued Operations:

         In February 2002, the Partnership entered into two separate agreements,
         each with an unrelated  third party, to sell the Golden Corral property
         in Greeley,  Colorado and the Long John  Silver's  property in Laurens,
         South Carolina (see Note 6). As a result, the Partnership  reclassified
         the assets from land and  building on  operating  leases to real estate
         held for sale.  The  reclassified  assets were recorded at the lower of
         their  carrying  amount or fair value,  less cost to sell. In addition,
         the Partnership stopped recording depreciation once the properties were
         identified  for sale. In connection  with the  anticipated  sale of the
         property in

<PAGE>



                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
              Quarters and Six Months Ended June 30, 2002 and 2001


4.       Discontinued Operations - Continued:

         Laurens, South Carolina, the Partnership recorded a loss on disposal of
         assets of $123,445  during the  quarter  and six months  ended June 30,
         2002.  The  financial  results for these  properties  are  reflected as
         Discontinued Operations in the accompanying financial statements.

         The operating results of the discontinued operations are as follows:
<TABLE>
<CAPTION>

                                                             Quarter Ended June 30,        Six Months Ended June 30,
                                                              2002           2001          2002             2001
                                                           -----------    ------------  ------------    -------------

 <c>
          Rental revenues                                    $ 31,842        $ 31,842      $ 75,043        $  67,158
          Expenses                                            (12,493 )       (12,611 )     (24,165 )        (24,604 )
          Loss on disposal of assets                         (123,445 )            --      (123,445 )             --
                                                           -----------    ------------  ------------    -------------
          Income (loss) from discontinued operations        $(104,096 )      $ 19,231     $ (72,567 )      $  42,554
                                                           ===========    ============  ============    =============
</TABLE>

5.       Related Party Transactions:

         In March 2002,  the  Partnership  acquired a property  in San  Antonio,
         Texas  from  CNL  Funding   2001-A,   LP,  for  a  purchase   price  of
         approximately  $1,262,200  (see Note 3). CNL Funding  2001-A,  LP is an
         affiliate of the general partners. CNL Funding 2001-A, LP had purchased
         and  temporarily  held title to the property in order to facilitate the
         acquisition of the property by the Partnership. The purchase price paid
         by the  Partnership  represented  the  costs  incurred  by CNL  Funding
         2001-A, LP to acquire the property, including closing costs.

6.       Commitments:

         During 2002, the Partnership entered into two separate agreements, each
         with an unrelated  third party,  to sell the Golden Corral  property in
         Greeley, Colorado and the Long John Silver's property in Laurens, South
         Carolina. (see Notes 4 and 7).

7.       Subsequent Event:

         On August 5, 2002, the Partnership sold its property in Laurens,  South
         Carolina for $167,200 and received net sales proceeds of  approximately
         $155,200,  resulting in a loss on disposal of assets of $123,445, which
         the Partnership recorded at June 30, 2002.




<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, 2001, the
Partnership owned 44 Properties  directly and 11 Properties  indirectly  through
joint  venture or  tenancy  in common  arrangements.  As of June 30,  2002,  the
Partnership owned 43 Properties  directly and 12 Properties  indirectly  through
joint venture or tenancy in common arrangements.

Capital Resources

         The  Partnership's  primary  source of capital for the six months ended
June 30, 2002 and 2001 was cash from operating  activities  (which includes cash
received from tenants, distributions from joint ventures, and interest and other
income received,  less cash paid for expenses).  Cash from operating  activities
was  $1,712,909  and $1,756,152 for the six months ended June 30, 2002 and 2001,
respectively.  The decrease in cash from operating activities for the six months
ended June 30,  2002,  as compared to the same period of 2001,  was  primarily a
result  of  changes  in  income  and  expenses,  as  described  in  "Results  of
Operations."

         Other sources and uses of capital included the following during the six
months ended June 30, 2002.

         In  February  2002,  the  Partnership  sold its  Property in Las Vegas,
Nevada  to an  unrelated  third  party for  $1,200,000  and  received  net sales
proceeds  of  approximately  $1,143,800,  resulting  in a gain of  approximately
$497,700. In March 2002, the Partnership  reinvested these net sales proceeds in
a Property in San  Antonio,  Texas at an  approximate  cost of  $1,262,200.  The
Partnership  acquired  this  Property  from CNL Funding  2001-A,  LP, a Delaware
limited  partnership  and an  affiliate  of the  general  partners.  CNL Funding
2001-A,  LP had purchased and temporarily held title to the Property in order to
facilitate  the  acquisition  of the Property by the  Partnership.  The purchase
price paid by the  Partnership  represented  the costs  incurred  by CNL Funding
2001-A, LP to acquire the Property, including closing costs. The transaction, or
a portion  thereof,  relating to the sale of the Property in Las Vegas,  Nevada,
and the  reinvestment of the net sales proceeds,  was structured to qualify as a
like-kind exchange transaction for federal income tax purposes.  The Partnership
anticipates its distributions  will be sufficient to enable the limited partners
to pay federal and state income taxes, if any (at a level reasonably  assumed by
the general partners) resulting from this transaction.

         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,   money  market  accounts  and
certificates  of deposit  with less than a 90-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, 2002, the  Partnership had $756,010
invested in such short-term  investments,  as compared to $1,039,216 at December
31, 2001. The funds remaining at June 30, 2002 will be used to pay distributions
and other liabilities of the Partnership.

         On August 5, 2002, the Partnership sold its Property in Laurens,  South
Carolina for $167,200 and received net sales proceeds of approximately $155,200,
resulting  in a loss on disposal of assets of  $123,445,  which the  Partnership
recorded at June 30, 2002. The Partnership intends to reinvest these proceeds in
an additional Property.

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.

         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 and, for the six
months  ended  June 30,  2002,  a portion  of the 2001  return of  capital  from
Wood-Ridge Real Estate Joint Venture, the Partnership declared  distributions to
the limited  partners of  $1,856,260  for each of the six months  ended June 30,
2002 and 2001, ($928,130 for each of the quarters ended June 30, 2002 and 2001.)
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, 2002 and 2001.
No amounts distributed to the limited partners for the six months ended June 30,
2002 and 2001 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.

         Total liabilities of the Partnership,  including distributions payable,
were  $1,047,599  at June 30, 2002,  as compared to  $1,148,887  at December 31,
2001.  The  decrease  in  liabilities  at June 30, 2002 was  primarily  due to a
decrease in rents paid in advance and deferred  rental  income at June 30, 2002,
as compared to December 31, 2001.  Total  liabilities  at June 30, 2002,  to the
extent they exceed cash and cash equivalents at June 30, 2002, will be paid from
future cash from operations, and in the event the general partners elect to make
additional   loans  or   contributions,   from   general   partners'   loans  or
contributions.

         During the six months ended June 30, 2002, the Partnership entered into
two separate agreements,  each with an unrelated third party, to sell the Golden
Corral  Property in Greeley,  Colorado  and the Long John  Silver's  Property in
Laurens, South Carolina. As a result, the Partnership  reclassified these assets
to real  estate  held for sale.  On August 5,  2002,  the  Partnership  sold the
Property  in Laurens,  South  Carolina.  As of August 5, 2002,  the sale for the
Greeley, Colorado Property had not occurred.

Long Term Liquidity

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

Results of Operations

         Total rental revenues were $1,695,849 for the six months ended June 30,
2002, as compared to $1,681,315  for the same period of 2001, of which  $875,350
and  $845,384  were  earned  during  the  second   quarter  of  2002  and  2001,
respectively.  The increase in rental revenues during the quarter and six months
ended June 30, 2002, as compared to the same periods of 2001,  was partially due
to the fact that in March 2002,  the  Partnership  reinvested the sales proceeds
from the  sale of the  Property  in Las  Vegas,  Nevada,  in a  Property  in San
Antonio, Texas, as described above in "Capital Resources." The tenant of the Las
Vegas, Nevada Property ceased restaurant  operations and vacated the Property in
2001.

         Revenues remained at reduced amounts during the quarters and six months
ended June 30, 2002 and 2001, due to the fact that prior to 2001, Elias Brothers
Restaurants,  Inc.,  which leased one Property with the  Partnership,  filed for
bankruptcy  and  rejected  its  lease.  As a  result,  the  Partnership  stopped
recording  rental revenue  relating to this Property.  The Partnership  will not
recognize any rental and earned income from this Property  until the Property is
re-leased or sold and the proceeds are reinvested in an additional Property. The
general partners are currently  seeking a replacement  tenant for this Property.
The lost revenues resulting from the vacant Property will have an adverse effect
on the results of operations of the Partnership,  if the Partnership is not able
to re-lease the Property in a timely manner.

         During the six months  ended June 30,  2002 and 2001,  the  Partnership
earned $166,944 and $266,569, respectively, attributable to net income earned by
joint  ventures,  of which  $101,524 and $175,560 was earned during the quarters
ended June 30, 2002 and 2001, respectively. The decrease in net income earned by
joint  ventures  during the six months ended June 30,  2002,  as compared to the
same  period  of 2001,  was  partially  due to the fact  that the  tenant of the
Property  owned by Duluth Joint  Venture,  in which the  Partnership  owns a 44%
interest,  experienced financial  difficulties and ceased making rental payments
and the joint venture recognized these amounts as rental revenues.  As a result,
Duluth Joint Venture stopped  recording rental revenues during the quarter ended
March 31,  2002.  During the second  quarter of 2002,  the tenant  began  making
rental  payments to the joint venture.  In addition,  the decrease in net income
earned by joint  ventures  during the quarter and six months ended June 30, 2002
was  partially  due to the fact that in May 2001,  Wood-Ridge  Real Estate Joint
Venture,  in which the  Partnership  owns a 50%  interest,  sold its Property in
Paris,  Texas to the tenant,  in accordance  with the purchase  option under the
lease  agreement for  $800,000.  This resulted in a loss to the joint venture of
approximately  $84,500. In addition, in connection with the sale of its Property
in Paris,  Texas,  Wood-Ridge  Real Estate Joint  Venture  received  $200,000 in
consideration  for the joint venture  releasing  the tenant from its  obligation
under the  lease.  During  2001,  the joint  venture  distributed  the net sales
proceeds  received from the sale as a return of capital to the  Partnership  and
the other joint venture partner.  The Partnership used this return of capital to
pay liabilities of the Partnership, and make quarterly distributions.

         Operating expenses, including depreciation and amortization expense and
provision  for  write-down of assets were  $441,575 and  $1,076,331  for the six
months  ended  June 30,  2002 and  2001,  respectively,  of which  $205,064  and
$750,938  was  incurred  during  the  quarters  ended  June 30,  2002 and  2001,
respectively.  Operating  expenses were higher during the quarter and six months
ended June 30, 2001,  as compared to the same  periods of 2002,  due to the fact
that during the  quarter and six months  ended June 30,  2001,  the  Partnership
recorded  provisions for write-down of assets of $526,947 relating to the vacant
Properties  in  Akron,  Ohio  and Las  Vegas,  Nevada.  In  February  2002,  the
Partnership  sold the Property in Las Vegas,  Nevada,  as described  above.  The
decrease in operating  expenses  during the six months  ended June 30, 2002,  as
compared  to the same  period  of 2001,  was also  partially  attributable  to a
decrease  in  state  tax  expense  and a  decrease  in the  costs  incurred  for
administrative  expenses for servicing the Partnership  and its  Properties.  In
addition,  during the quarters and six months ended June 30, 2002 and 2001,  the
Partnership incurred certain Property related expenses, such as legal fees, real
estate taxes, insurance and maintenance relating to the Property in Akron, Ohio,
whose lease was rejected by its tenant and which  remains  vacant,  as described
above. The Partnership  will continue to incur these expenses,  relating to this
vacant  Property  until a new tenant is located.  The  Partnership  is currently
seeking a replacement tenant for this Property.

         Effective  January  1,  2002,  the  Partnership  adopted  Statement  of
Financial  Accounting  Standards  No.  144  "Accounting  for the  Impairment  or
Disposal of Long-Lived  Assets." This statement requires that a long-lived asset
be tested  for  recoverability  whenever  events  or  changes  in  circumstances
indicate that its carrying amount may not be recoverable. The carrying amount of
a long-lived  asset is not recoverable if it exceeds the sum of the undiscounted
cash flows  expected  to result  from the use and  eventual  disposition  of the
asset.  The assessment is based on the carrying  amount of the asset at the date
it is tested for  recoverability.  An  impairment  loss is  recognized  when the
carrying  amount of a long-lived  asset exceeds its fair value. If an impairment
is recognized,  the adjusted  carrying  amount of a long-lived  asset is its new
cost basis.  The  statement  also  requires  that the results of operations of a
component of an entity that either has been disposed of or is classified as held
for sale be reported as a  discontinued  operation if the disposal  activity was
initiated subsequent to the adoption of the Standard.

         During 2002, the Partnership entered into two separate agreements, each
with an unrelated  third party,  to sell the Golden Corral  Property in Greeley,
Colorado and the Long John Silver's  Property in Laurens,  South  Carolina.  The
Partnership  expects to use the  proceeds  from the sale to  reinvest  in income
producing  Properties.  In  accordance  with  Statement of Financial  Accounting
Standards  No. 144,  "Accounting  for the  Impairment  or Disposal of Long-Lived
Assets,"  the  Partnership  reclassified  these assets from land and building on
operating  leases to real estate held for sale.  The  Partnership  recorded  the
reclassified  assets at the lower of their carrying  amount or fair value,  less
cost to sell.  In  addition,  during the six months  ended  June 30,  2002,  the
Partnership  stopped  recording  depreciation upon placing the Properties up for
sale. On August 5, 2002,  the  Partnership  sold its Property in Laurens,  South
Carolina for $167,200 and received net sales proceeds of approximately $155,200.
In  connection  with the  anticipated  sale of the  Property in  Laurens,  South
Carolina,  the  Partnership  recorded a loss on  disposal  of assets of $123,445
during  the  quarter  and six  months  ended  June  30,  2002.  The  Partnership
recognized net rental income (rental revenues less Property related expenses) of
$50,878  and  $42,554  during  the six  months  ended  June 30,  2002 and  2001,
respectively,  of which $19,349 and $19,231 was  recognized  during the quarters
ended June 30, 2002 and 2001, respectively.  The Partnership intends to reinvest
these  proceeds  in an  additional  Property.  These  amounts  were  reported as
Discontinued Operations in the financial statements.


ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

         Not applicable.


<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. (Filed
                            herewith.)

                   (b)      Reports on Form 8-K

                            No reports on Form 8-K were filed during the quarter
                            ended June 30, 2002.



<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 6th day of August, 2002.


                                            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)









<PAGE>



                    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

The undersigned, James M. Seneff, Jr., the Chief Executive Officer of CNL Realty
Corporation,  the  corporate  general  partner of CNL Income Fund XIV, Ltd. (the
"Partnership"),  has executed this  certification  in connection with the filing
with the  Securities  and Exchange  Commission  of the  Partnership's  Quarterly
Report on Form 10-Q for the period  ending  June 30,  2002 (the  "Report").  The
undersigned hereby certifies that:

(1) the Report fully complies with the requirements of Section 13(a) or 15(d) of
the Securities Exchange Act of 1934; and

(2) the  information  contained in the Report fairly  presents,  in all material
respects, the financial condition and results of operations of the Partnership.

Date: August 6, 2002                      /s/ James M. Seneff, Jr.
      ---------------------               ----------------------------------
                                          Name:  James M. Seneff, Jr.
                                          Title:   Chief Executive Officer



<PAGE>


                    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

The  undersigned,  Robert A. Bourne,  the  President and Treasurer of CNL Realty
Corporation,  the  corporate  general  partner of CNL Income Fund XIV, Ltd. (the
"Partnership"),  has executed this  certification  in connection with the filing
with the  Securities  and Exchange  Commission  of the  Partnership's  Quarterly
Report on Form 10-Q for the period  ending  June 30,  2002 (the  "Report").  The
undersigned  hereby  certifies  that:

(1) the Report fully complies with the requirements of Section 13(a) or 15(d) of
the Securities Exchange Act of 1934; and

(2) the  information  contained in the Report fairly  presents,  in all material
respects, the financial condition and results of operations of the Partnership.

Date:  August 6, 2002                    /s/ Robert A. Bourne
     ----------------------              -----------------------------
                                         Name:  Robert A. Bourne
                                         Title: President and Treasurer


<PAGE>


                                  EXHIBIT INDEX


         Exhibit Number


            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. (Filed herewith.)