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                     September 30, 2000
                                          --------------------------------------

                                       OR

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

For the transition period from ____________________ to ____________________


                             Commission file number
                                     0-23968
                     ---------------------------------------


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


                       Florida                                  59-3143094
------------------------------------------------------      --------------------
(State or other jurisdiction of                              (I.R.S. Employer
incorporation or organization)                              Identification No.)


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


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


Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by  Sections  13 or 15(d)  of the  Securities  Exchange  Act of 1934
during the preceding 12 months (or for such shorter  period that the  registrant
was  required  to file such  reports),  and (2) has been  subject to such filing
requirements for the past 90 days. Yes X No _________

<PAGE>


<TABLE>
<CAPTION>


                                                     CONTENTS

<S><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

   Item 2.    Management's Discussion and Analysis of Financial
                  Condition and Results of Operations                                   6-9

   Item 3.   Quantitative and Qualitative Disclosures About Market
                  Risk                                                                  9

Part II

   Other Information                                                                    10-11

</TABLE>


<PAGE>


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

<TABLE>
<CAPTION>

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

   Land and  buildings on operating  leases,  less  accumulated
       depreciation of $2,652,884  and  $2,383,986,  respectively,
       and  allowance  for  loss on building of $297,885 in 1999                $ 21,253,974            $ 22,162,826
   Net investment in direct financing leases                                       7,477,125               7,042,118
   Investment in joint ventures                                                    2,431,565               2,445,549
   Cash and cash equivalents                                                         742,421                 945,802
   Receivables, less allowance for doubtful
       accounts of $54,479 in 2000                                                    65,575                 135,432
   Prepaid expenses                                                                   30,378                  15,963
   Lease costs, less accumulated
       amortization of $3,142 and $1,789, respectively                                32,608                  33,961
   Accrued rental income                                                           1,689,388               1,555,610
                                                                          -------------------     -------------------

                                                                                $ 33,723,034            $ 34,337,261
                                                                          ===================     ===================

                  LIABILITIES AND PARTNERS' CAPITAL

   Accounts payable                                                             $     33,953            $    144,227
   Accrued construction costs                                                             --                 194,743
   Accrued and escrowed real estate taxes payable                                     15,152                   2,176
   Distributions payable                                                             850,002                 850,002
   Due to related parties                                                            116,392                  69,234
   Rents paid in advance and deposits                                                 38,343                  46,319
                                                                          -------------------     -------------------
       Total liabilities                                                           1,053,842               1,306,701

   Partners' capital                                                              32,669,192              33,030,560
                                                                          -------------------     -------------------

                                                                                $ 33,723,034            $ 34,337,261
                                                                          ===================     ===================
</TABLE>


            See accompanying notes to condensed financial statements.






<PAGE>


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

<TABLE>
<CAPTION>

                                                                  Quarter Ended                   Nine Months Ended
                                                                  September 30,                     September 30,
                                                              2000             1999             2000              1999
                                                           ------------     ------------     ------------     -------------
<S><C>
Revenues:
    Rental income from operating leases                      $ 581,533        $ 587,142       $1,765,409       $ 1,783,785
    Earned income from direct financing leases                 225,200          209,450          624,473           599,396
    Contingent rental income                                    58,077           65,207          161,849           175,450
    Interest and other income                                   19,743           14,860           49,602            27,853
                                                           ------------     ------------     ------------     -------------
                                                               884,553          876,659        2,601,333         2,586,484
                                                           ------------     ------------     ------------     -------------

Expenses:
    General operating and administrative                        49,099           31,750          144,896           106,324
    Professional services                                       12,856           13,223           33,254            34,831
    Bad debt expense                                                --               --            2,584                --
    Management fees to related party                             9,121            8,962           26,916            26,739
    Real estate taxes                                            2,430               --            7,869            13,319
    State and other taxes                                           --               --           21,730            21,476
    Depreciation and amortization                               97,368           96,446          288,161           297,117
    Transaction costs                                               --           60,630           70,689           174,513
                                                           ------------     ------------     ------------     -------------
                                                               170,874          211,011          596,099           674,319
                                                           ------------     ------------     ------------     -------------

Income Before Equity in Earnings of Joint
    Ventures, Gain on Sale of Land and Building and
    Loss on Demolition of Building                             713,679          665,648        2,005,234         1,912,165

Equity in Earnings of Joint Ventures                            60,426           60,592          183,404           181,146

Gain on Sale of Land and Building                                   --          176,159               --           176,159

Loss on Demolition of Building                                      --               --               --          (352,285 )
                                                           ------------     ------------     ------------     -------------

Net Income                                                   $ 774,105        $ 902,399        2,188,638       $ 1,917,185
                                                           ============     ============     ============     =============

Allocation of Net Income:
    General partners                                         $   7,741        $   8,393       $   21,886         $  20,421
    Limited partners                                           766,364          894,006        2,166,752         1,896,764
                                                           ------------     ------------     ------------     -------------

                                                             $ 774,105        $ 902,399       $2,188,638       $ 1,917,185
                                                           ============     ============     ============     =============

Net Income Per Limited Partner Unit                           $   0.19         $   0.22         $   0.54         $    0.47
                                                           ============     ============     ============     =============

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


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


                           CNL INCOME FUND XIII, LTD.
                         (A Florida Limited Partnership)
                    CONDENSED STATEMENTS OF PARTNERS' CAPITAL
<TABLE>
<CAPTION>


                                                                         Nine Months Ended              Year Ended
                                                                           September 30,               December 31,
                                                                                2000                       1999
                                                                      -------------------------   -----------------------
<S><C>
General partners:
    Beginning balance                                                             $    191,934               $   163,874
    Net income                                                                          21,886                    28,060
                                                                      -------------------------   -----------------------
                                                                                       213,820                   191,934
                                                                      -------------------------   -----------------------

Limited partners:
    Beginning balance                                                               32,838,626                33,585,529
    Net income                                                                       2,166,752                 2,653,105
    Distributions ($0.64 and $0.85 per
       limited partner unit, respectively)                                          (2,550,006 )              (3,400,008 )
                                                                      -------------------------   -----------------------
                                                                                    32,455,372                32,838,626
                                                                      -------------------------   -----------------------

Total partners' capital                                                          $  32,669,192             $  33,030,560
                                                                      =========================   =======================


</TABLE>


           See accompanying notes to condensed financial statements.



<PAGE>


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

<TABLE>
<CAPTION>

                                                                                  Nine Months Ended
                                                                                    September 30,
                                                                              2000                 1999
                                                                         ----------------     ---------------
<S><C>
Increase (Decrease) in Cash and Cash Equivalents

    Net Cash Provided by Operating Activities                                 $2,434,222          $2,529,681
                                                                         ----------------     ---------------

    Cash Flows from Investing Activities:
       Additions to land and building on operating lease                         (87,597 )                --
       Payment of lease costs                                                         --             (17,875 )
       Proceeds from sale of land and building                                        --           1,059,498
                                                                         ----------------     ---------------
          Net cash provided by (used in) investing
              activities                                                         (87,597 )         1,041,623
                                                                         ----------------     ---------------

    Cash Flows from Financing Activities:
       Distributions to limited partners                                      (2,550,006 )        (2,550,006 )
                                                                         ----------------     ---------------
              Net cash used in financing activities                           (2,550,006 )        (2,550,006 )
                                                                         ----------------     ---------------

Net Increase (Decrease) in Cash and Cash Equivalents                            (203,381 )         1,021,298

Cash and Cash Equivalents at Beginning of Period                                 945,802             766,859
                                                                         ----------------     ---------------

Cash and Cash Equivalents at End of Period                                     $ 742,421          $1,788,157
                                                                         ================     ===============

Supplemental Schedule of Non-Cash Investing
    and Financing Activities:

       Construction costs incurred and unpaid at
          end of period                                                        $     --           $ 816,500
                                                                         ================     ===============

       Distributions declared and unpaid at end of
          period                                                               $ 850,002           $ 850,002
                                                                         ================     ===============

</TABLE>


           See accompanying notes to condensed financial statements.



<PAGE>




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


1.       Basis of Presentation:

         The accompanying  unaudited  condensed  financial  statements have been
         prepared in accordance  with the  instructions  to Form 10-Q and do not
         include  all  of the  information  and  note  disclosures  required  by
         generally  accepted  accounting  principles.  The financial  statements
         reflect all adjustments,  consisting of normal  recurring  adjustments,
         which are, in the opinion of management,  necessary to a fair statement
         of the results for the interim periods presented. Operating results for
         the  quarter and nine  months  ended  September  30,  2000,  may not be
         indicative  of the  results  that may be  expected  for the year ending
         December  31, 2000.  Amounts as of December  31, 1999,  included in the
         financial   statements,   have  been  derived  from  audited  financial
         statements as of that date.

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

2.       Land and Buildings on Operating Leases:

         In May 1999, the Partnership  entered into a new lease for the property
         in  Philadelphia,  Pennsylvania,  with  a new  tenant  to  operate  the
         property  as  an  Arby's  restaurant.   In  connection  therewith,  the
         Partnership  funded a total of  approximately  $325,900  in  renovation
         costs,  of which  approximately  $87,600 was  incurred  during the nine
         months ended September 30, 2000. The portion of the lease  attributable
         to the  building  portion of the  property  is  classified  as a direct
         financing lease (see Note 3).

3.       Net Investment in Direct Financing Leases:

         In  connection  with the new lease for the  property  in  Philadelphia,
         Pennsylvania,  and  in  accordance  with  the  Statement  of  Financial
         Accounting  Standards No. 13,  "Accounting for Leases," the Partnership
         recorded the portion of the lease  relating to the building  portion of
         the property as a direct financing lease (see Note 2).

4.       Termination of Merger:

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



<PAGE>


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

         CNL Income Fund XIII,  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 properties 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
are generally triple-net leases, with the lessees generally  responsible for all
repairs  and  maintenance,  property  taxes,  insurance  and  utilities.  As  of
September  30,  2000,  the  Partnership  owned  46  Properties,  which  included
interests in two Properties  owned by joint ventures in which the Partnership is
a co-venturer and three Properties owned with affiliates of the general partners
as tenants-in-common.

Capital Resources

         The  Partnership's  primary source of capital for the nine months ended
September  30,  2000 and 1999 was cash  from  operations  (which  includes  cash
received from tenants, distributions from joint ventures, and interest and other
income  received,  less  cash  paid for  expenses).  Cash  from  operations  was
$2,434,222 and $2,529,681 for the nine months ended September 30, 2000 and 1999,
respectively.  The  decrease in cash from  operations  for the nine months ended
September 30, 2000, as compared to the nine months ended September 30, 1999, was
primarily a result of changes in the Partnership's working capital.

         Other  sources and uses of capital  included the following for the nine
months ended September 30, 2000.

         In May 1999, the Partnership  entered into a new lease for the Property
in Philadelphia,  Pennsylvania with the new tenant to operate the Property as an
Arby's  restaurant.  In connection with the new lease, the Partnership  funded a
total of  approximately  $325,900 in renovation  costs,  of which  approximately
$87,600 was incurred during the nine months ended September 30, 2000.

         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 30-day  maturity  date,  pending  the
Partnership's  use  of  such  funds  to  pay  Partnership  expenses  or to  make
distributions  to the  partners.  At September  30, 2000,  the  Partnership  had
$742,421  invested in such  short-term  investments,  as compared to $945,802 at
December 31, 1999. Cash and cash  equivalents  decreased  during the nine months
ended September 30, 2000, primarily as a result of the fact that the Partnership
paid  renovation  costs of  approximately  $87,600  during the nine months ended
September 30, 2000,  as described  above.  The funds  remaining at September 30,
2000, will be used to pay distributions and other liabilities.

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 meet  specified
financial standards minimizes the Partnership's  operating expenses. The general
partners  believe that the leases will  continue to generate cash flow in excess
of operating expenses.

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

         Total liabilities of the Partnership,  including distributions payable,
decreased to $1,053,842 at September 30, 2000,  from  $1,306,701 at December 31,
1999.  The decrease was  primarily a result of the decrease in accounts  payable
and the  fact  that  during  the nine  months  ended  September  30,  2000,  the
Partnership  funded  amounts  previously  accrued for  construction  costs.  The
decrease was partially  offset by an increase in amounts due to related  parties
at  September  30,  2000,  as compared  to December  31,  1999.  Liabilities  at
September  30,  2000,  to the extent they exceed  cash and cash  equivalents  at
September  30, 2000,  will be paid from future cash from  operations,  or in the
event the general partners elect to make capital  contributions  or loans,  from
future general partner contributions or loans.

         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 future  anticipated cash from  operations,  the Partnership
declared  distributions  to the limited  partners of $2,550,006  for each of the
nine months ended  September  30, 2000 and 1999  ($850,002  for each  applicable
quarter).  This represents  distributions  of $0.64 per unit for each applicable
nine months ($0.21 per unit for each applicable quarter).  No distributions were
made to the general  partners for the  quarters and nine months ended  September
30,  2000 and 1999.  No amounts  distributed  to the  limited  partners  for the
quarters and nine months ended September 30, 2000 and 1999 are required to be or
have been  treated by the  Partnership  as a return of capital  for  purposes of
calculating   the   limited   partners'   return  on  their   adjusted   capital
contributions. The Partnership intends to continue to make distributions of cash
available for distribution to the limited partners on a quarterly basis.

Long-Term Liquidity

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

Results of Operations

         During the nine months ended September 30, 1999, the Partnership  owned
and leased 42 wholly owned  Properties  (which included one Property in Houston,
Texas  which was sold in July 1999) and during the nine months  ended  September
30,  2000,  the  Partnership  owned and  leased 41 wholly  owned  Properties  to
operators  of  fast-food  and  family-style  restaurant  chains.  In  connection
therewith,  during  the nine  months  ended  September  30,  2000 and 1999,  the
Partnership  earned  $2,389,882 and $2,383,181,  respectively,  in rental income
from operating  leases and earned income from direct financing leases from these
Properties,  $806,733 and $796,592 of which was earned during the quarters ended
September  30, 2000 and 1999,  respectively.  The  increase in rental and earned
income during the quarter and nine months ended September 30, 2000 was primarily
attributable  to an increase in rental and earned  income during the quarter and
nine months ended September 30, 2000 of approximately  $32,700 and $119,000 as a
result  of  the  Partnership  re-leasing  several  Properties  affected  by  the
bankruptcy of Long John Silver's Inc. that occurred  during 1998. In 1998,  Long
John Silver's, Inc. filed for bankruptcy,  rejected the leases relating to three
of the eight Properties leased by it and discontinued  making rental payments on
the three rejected  leases.  During 1998, the  Partnership  re-leased two of the
Properties to new tenants,  for one of which rent  commenced in 1998 and for one
of which rent commenced in June 1999. In addition,  in May 1999, the Partnership
re-leased  the  remaining  vacant  Property  to a new tenant and  renovated  the
Property into an Arby's  restaurant.  In August 1999,  Long John Silver's,  Inc.
assumed and affirmed its five  remaining  leases with the  Partnership,  and the
Partnership  has  continued to receive  rental  payments  relating to these five
leases.  Rental and earned  income also  increased  during the nine months ended
September 30, 2000, as compared to the nine months ended  September 30, 1999, by
approximately  $7,500  due  to the  Partnership  receiving  bankruptcy  proceeds
relating to the three Properties whose leases were rejected, as described above.

         The  increase to rental and earned  income  during the quarter and nine
months ended September 30, 2000 was partially offset by a decrease in rental and
earned income of approximately $4,200 and $53,300,  respectively, as a result of
the sale of the Property in Houston, Texas, in July 1999.

         The  increase in rental and earned  income  during the quarter and nine
months ended September 30, 2000 was partially offset by a decrease in rental and
earned income during the quarter and nine months ended  September 30, 2000,  due
to the fact that the Partnership  established an allowance for doubtful accounts
for past due rental  amounts  relating  to its  Properties  in Mesa and  Peoria,
Arizona, in accordance with Partnership's policy. No such allowance was recorded
during the  quarter  and nine  months  ended  September  30,  1999.  The general
partners will continue to pursue  collection of past due rental amounts relating
to these Properties and will recognize such amounts as income if collected.

         During  the  nine  months  ended  September  30,  2000  and  1999,  the
Partnership  also owned and  leased  two  Properties  indirectly  through  joint
venture  arrangements  and  three  Properties  with  affiliates  of the  general
partners as tenants-in-common.  In connection therewith,  during the nine months
ended September 30, 2000 and 1999, the Partnership earned $183,404 and $181,146,
respectively,  attributable  to the net income  earned by these joint  ventures,
$60,426 and $60,592 of which was earned during the quarters ended  September 30,
2000 and 1999, respectively.

         Operating expenses,  including  depreciation and amortization  expense,
were  $596,099 and $674,319  for the nine months  ended  September  30, 2000 and
1999,  respectively,  of which  $170,874  and  $211,011  were  incurred  for the
quarters  ended  September  30,  2000 and 1999,  respectively.  The  decrease in
operating  expenses during the quarter and nine months ended September 30, 2000,
as  compared  to the  quarter and nine months  ended  September  30,  1999,  was
partially   attributable  to  the  fact  that  the  Partnership   incurred  less
transaction costs related to the general partners retaining  financial and legal
advisors to assist them in evaluating and  negotiating  the proposed merger with
CNL  American  Properties  Fund,  Inc.  ("APF")  due to the  termination  of the
proposed merger,  as described below in "Termination of Merger." The decrease in
operating  expenses during the quarter and nine months ended September 30, 2000,
as  compared  to the  quarter and nine months  ended  September  30,  1999,  was
partially  offset by an increase in  administrative  expenses for  servicing the
Partnership and its Properties.

         During the nine  months  ended  September  30,  1999,  the  Partnership
entered  into  a  new  lease  for  its  Property  in  Tampa,   Florida,  with  a
Steak-n-Shake operator. In connection with the new lease, the Partnership agreed
to renovate the Property;  therefore,  the old building  located on the Property
was removed.  As a result, the Partnership  removed the remaining  undepreciated
cost of the  building  from its  accounts  resulting  in a loss of $352,285  for
financial reporting purposes.

         During the  quarter and nine  months  ended  September  30,  1999,  the
Partnership  recognized a gain of $176,159 for financial reporting purposes as a
result of the sale of the Property in Houston,  Texas.  No Properties  were sold
during the quarter and nine months ended September 30, 2000.

Termination of Merger

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


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 XIII,  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  XIII,  Ltd.  (Includedas  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 XIII, Ltd.  (Included as Exhibit 4.2
                         to Form 10-K filed  with the  Securities  and  Exchange
                         Commission  on March 31, 1994,  incorporated  herein by
                         reference.)

                10.1     Management Agreement between CNL Income Fund XIII, Ltd.
                         and CNL Investment Company (Included as Exhibit 10.1 to
                         Form  10-K  filed  with  the  Securities  and  Exchange
                         Commission on March 31, 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.)


<PAGE>



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

                27       Financial Data schedule (Filed herewith.)

           (b)  Reports of Form 8-K

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



<PAGE>



                                   SIGNATURES


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

         DATED this 10th day of November, 2000.


                         By: CNL INCOME FUND XIII, LTD.
                                 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)