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, 2003
   --------------------------------------------------------------------------

                                       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
---------------------------------              ------------------------------
(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





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




<PAGE>

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

<TABLE>
<CAPTION>

                                                                             March 31,              December 31,
                                                                               2003                     2002
                                                                         ------------------      -------------------

 <c>
                              ASSETS

  Real estate properties with operating leases, net                          $  20,948,669            $  21,048,701
  Net investment in direct financing leases                                      5,526,572                5,561,235
  Investment in joint ventures                                                   3,187,720                3,211,480
  Cash and cash equivalents                                                      1,243,255                1,275,846
  Receivables, less allowance for doubtful accounts of $13,151
      and $3,222, respectively                                                      22,071                   76,653
  Accrued rental income                                                          1,961,572                1,932,122
  Other assets                                                                      15,561                   35,964
                                                                         ------------------      -------------------

                                                                             $  32,905,420            $  33,142,001
                                                                         ==================      ===================

                 LIABILITIES AND PARTNERS' CAPITAL

  Accounts payable and accrued expenses                                       $     46,442              $     7,851
  Real estate taxes payable                                                          2,991                    4,410
  Distributions payable                                                            850,002                  850,002
  Due to related parties                                                            21,094                   20,593
  Rents paid in advance                                                             78,383                  147,147
  Deferred rental income                                                            23,386                   23,800
                                                                         ------------------      -------------------
      Total liabilities                                                          1,022,298                1,053,803

  Partners' capital                                                             31,883,122               32,088,198
                                                                         ------------------      -------------------

                                                                             $  32,905,420            $  33,142,001
                                                                         ==================      ===================
</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
                                                                                          March 31,
                                                                                   2003               2002
                                                                               --------------    ---------------

 <c>
    Revenues:
        Rental income from operating leases                                       $  627,295         $  598,450
        Earned income from direct financing leases                                   148,285            135,330
        Contingent rental income                                                      37,080             50,931
        Interest and other income                                                        746              2,166
                                                                               --------------    ---------------
                                                                                     813,406            786,877
                                                                               --------------    ---------------

    Expenses:
        General operating and administrative                                          78,886             80,629
        Property expenses                                                              1,419              4,835
        Management fees to related parties                                             9,086              9,510
        State and other taxes                                                         56,240             33,579
        Depreciation and amortization                                                100,091             97,007
                                                                               --------------    ---------------
                                                                                     245,722            225,560
                                                                               --------------    ---------------

    Income Before Equity in Earnings of Joint Ventures                               567,684            561,317

    Equity in Earnings of Joint Ventures                                              77,242             75,664
                                                                               --------------    ---------------

    Income from Continuing Operations                                                644,926            636,981
                                                                               --------------    ---------------

    Discontinued Operations:
        Loss from discontinued operations                                                 --            (23,158 )
                                                                               --------------    ---------------

    Net Income                                                                    $  644,926         $  613,823
                                                                               ==============    ===============

    Income (Loss) Per Limited Partner Unit
        Continuing operations                                                      $    0.16          $    0.16
        Discontinued operations                                                           --              (0.01 )
                                                                               --------------    ---------------

    Total                                                                          $    0.16          $    0.15
                                                                               ==============    ===============

    Weighted Average Number of Limited Partner
        Units Outstanding                                                          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>

                                                                             Quarter Ended           Year Ended
                                                                               March 31,            December 31,
                                                                                  2003                  2002
                                                                           -------------------    ------------------

 <c>
General partners:
    Beginning balance                                                            $    191,934          $    191,934
    Net income                                                                             --                    --
                                                                           -------------------    ------------------
                                                                                      191,934               191,934
                                                                           -------------------    ------------------

Limited partners:
    Beginning balance                                                              31,896,264            31,963,728
    Net income                                                                        644,926             3,332,544
    Distributions ($0.21 and $0.85 per
       limited partner unit, respectively)                                           (850,002 )          (3,400,008 )
                                                                           -------------------    ------------------
                                                                                   31,691,188            31,896,264
                                                                           -------------------    ------------------

Total partners' capital                                                        $   31,883,122         $  32,088,198
                                                                           ===================    ==================

</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>

                                                                                    Quarter Ended
                                                                                      March 31,
                                                                                2003              2002
                                                                           ---------------    --------------

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

       Net Cash Provided by Operating Activities                               $  817,411        $  836,891
                                                                           ---------------    --------------

       Cash Flows from Financing Activities:
          Distributions to limited partners                                      (850,002          (850,002 )
                                                                           ---------------    --------------
                 Net cash used in financing activities                           (850,002          (850,002 )
                                                                           ---------------    --------------

   Net Decrease in Cash and Cash Equivalents                                      (32,591 )         (13,111 )

   Cash and Cash Equivalents at Beginning of Quarter                            1,275,846           785,750
                                                                           ---------------    --------------

   Cash and Cash Equivalents at End of Quarter                                $ 1,243,255        $  772,639
                                                                           ===============    ==============

   Supplemental Schedule of Non-Cash Financing
       Activities:

          Distributions declared and unpaid at end of
             quarter                                                           $  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 Ended March 31, 2003 and 2002


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 to a fair
         statement of the results for the interim periods  presented.  Operating
         results for the quarter ended March 31, 2003,  may not be indicative of
         the results that may be expected for the year ending December 31, 2003.
         Amounts as of December 31, 2002, 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, 2002.

         In January  2003,  FASB issued FASB  Interpretation  No. 46 ("FIN 46"),
         "Consolidation  of  Variable  Interest  Entities"  to  expand  upon and
         strengthen  existing  accounting guidance that addresses when a company
         should include the assets, liabilities and activities of another entity
         in  its  financial  statements.   To  improve  financial  reporting  by
         companies  involved  with variable  interest  entities  (more  commonly
         referred  to  as   special-purpose   entities  or   off-balance   sheet
         structures),  FIN  46  requires  that a  variable  interest  entity  be
         consolidated by a company if that company is subject to a majority risk
         of loss from the variable interest  entity's  activities or entitled to
         receive a majority of the entity's  residual  returns or both. Prior to
         FIN 46, a company generally included another entity in its consolidated
         financial  statements  only if it controlled  the entity through voting
         interests.  Consolidation  of variable  interest  entities will provide
         more complete information about the resources,  obligations,  risks and
         opportunities   of  the   consolidated   company.   The   consolidation
         requirements of FIN 46 apply  immediately to variable interest entities
         created after  January 31, 2003,  and to older  entities,  in the first
         fiscal  year or  interim  period  beginning  after June 15,  2003.  The
         general partners believe adoption of this standard may result in either
         consolidation or additional disclosure requirements with respect to the
         Partnership's  unconsolidated  joint  ventures or properties  held with
         affiliates  of the  general  partners as  tenants-in-common,  which are
         currently  accounted  for  under  the  equity  method.   However,  such
         consolidation is not expected to significantly impact the Partnership's
         results of operations.

2.       Reclassification:
         ----------------

         Certain  items in the  prior  year's  financial  statements  have  been
         reclassified to conform to 2003 presentation.  These  reclassifications
         had no effect on total partners' capital or net income.


<PAGE>


                           CNL INCOME FUND XIII, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2003 and 2002


3.       Concentration of Credit Risk:
         ----------------------------

         The following  schedule  presents total rental revenues from individual
         lessees,  each  representing  more than ten percent of rental  revenues
         (including the  Partnership's  share of rental  revenues from the joint
         ventures and the properties held as  tenants-in-common  with affiliates
         of the general partners), for each of the quarters ended March 31:
<TABLE>
<CAPTION>

                                                                          2003                2002
                                                                     ----------------    ----------------

 <c>
                 Flagstar Enterprises, Inc.                               $  158,075          $  159,468
                 Golden Corral Corporation                                   157,094             157,539
                 Long John Silver's, Inc.                                    103,041             100,333
                 Checkers Drive-In Restaurants, Inc.                          91,520                 N/A
</TABLE>

         In addition, the following schedule presents total rental revenues from
         individual  restaurant chains,  each representing more than ten percent
         of  rental  revenues  (including  the  Partnership's  share  of  rental
         revenues  from  the  joint   ventures  and  the   properties   held  as
         tenants-in-common with affiliates of the general partners), for each of
         the quarters ended March 31:
<TABLE>
<CAPTION>

                                                                          2003                2002
                                                                     ----------------    ----------------

 <c>
                 Hardee's                                                 $  158,075          $  159,468
                 Golden Corral Family Steakhouse Restaurants                 157,094             157,539
                 Long John Silver's                                          103,041             100,333
                 Checkers Drive-In Restaurant                                 91,520                 N/A
                 Burger King                                                     N/A             104,381
</TABLE>

         The  information   denoted  by  N/A  indicates  that  for  each  period
         presented,  the tenant or chain did not represent more than ten percent
         of the Partnership's total rental revenues.

         Although the Partnership's  properties have some geographical diversity
         in the United States and the Partnership's lessees operate a variety of
         restaurant  concepts,  default by any of these  lessees  or  restaurant
         chains  could  significantly  impact the results of  operations  of the
         Partnership  if the  Partnership is not able to re-lease the properties
         in a timely manner.



<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 March
31,  2003 and  2002,  the  Partnership  owned  40  Properties  directly  and six
Properties indirectly through joint venture or tenancy in common arrangements.

Capital Resources

         Cash from  operating  activities  was  $817,411  and  $836,891  for the
quarters ended March 31, 2003 and 2002, respectively.  The decrease in cash from
operating  activities  for the quarter  ended March 31, 2003, as compared to the
quarter  ended  March 31,  2002,  was a result of changes  in the  Partnership's
income and expenses and changes in working capital.

         At March 31, 2003,  the  Partnership  had  $1,243,255  in cash and cash
equivalents, as compared to $1,275,846 at December 31, 2002. The funds remaining
at March 31, 2003, after payment of distributions  and other liabilities will be
used to invest in an additional  Property 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 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 if they deem it appropriate in connection with
the Partnership's operations.

         The Partnership  generally  distributes cash from operations  remaining
after the payment of operating  expenses of the Partnership,  to the extent that
the general partners  determine that such funds are available for  distribution.
Based on current and anticipated  future cash from  operations,  the Partnership
declared  distributions  to the limited  partners  of  $850,002  for each of the
quarters ended March 31, 2003 and 2002. This represents  distributions  of $0.21
per unit for each applicable  quarter. No distributions were made to the general
partners for the quarters ended March 31, 2003 and 2002. No amounts  distributed
to the  limited  partners  for the  quarters  ended  March 31, 2003 and 2002 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 of the Partnership,  including distributions payable,
decreased to $1,022,298 at March 31, 2003, from $1,053,803 at December 31, 2002,
primarily  as a result of a decrease in rents paid in advance at March 31, 2003,
as  compared  to December  31,  2002.  The  general  partners  believe  that the
Partnership  has  sufficient  cash on hand to meet its current  working  capital
needs.

Long-Term Liquidity

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



<PAGE>


Results of Operations

         Total rental  revenues  were  $775,580 for the quarter  ended March 31,
2003 as compared to $733,780 in the same period in 2002.  The increase in rental
revenues during the quarter ended March 31, 2003, as compared to the same period
in 2002, was primarily due to the  Partnership  reinvesting  the majority of the
net proceeds from the 2002 sales of Dayton,  Ohio, and Overland Park,  Kansas in
two Properties in Houston, Texas and Lee's Summit, Missouri.

         In December 2002, AmeriKing Corporation, the parent company to National
Restaurant  Enterprises,   Inc.,  ,which  is  the  tenant  of  the  Property  in
Cincinnati,  Ohio,  filed for  bankruptcy  protection.  As of May 15, 2003,  the
Partnership  has continued  receiving  rental  payments  relating to this lease.
While the tenant has neither  rejected nor  affirmed the lease,  there can be no
assurance  that it will not be rejected in the future.  The lost  revenues  that
would result if the tenant rejects this lease will have an adverse effect on the
results of operations of the  Partnership if the  Partnership is unable to lease
the Property in a timely manner.

         During the quarters ended March 31, 2003 and 2002, the Partnership also
earned  $37,080 and $50,931,  respectively,  in contingent  rental  income.  The
decrease in contingent rental income during the quarter ended March 31, 2003, as
compared  to the same  period in 2002,  was due to the  Partnership  recognizing
percentage rental income when the tenants met the defined thresholds under their
lease agreements.

         During the  quarters  ended  March 31, 2003 and 2002,  the  Partnership
earned $77,242 and $75,664, respectively,  attributable to the net income earned
by joint ventures.

         During  the  quarter  ended  March  31,  2003,   four  lessees  of  the
Partnership,  Flagstar Enterprises,  Inc., Golden Corral Corporation,  Long John
Silver's,  Inc., and Checkers Drive-In Restaurants,  Inc., each contributed more
than ten percent of the  Partnership's  total  rental  revenues  (including  the
Partnership's  share of rental revenues from Properties  owned by joint ventures
and   Properties   owned   with   affiliates   of  the   general   partners   as
tenants-in-common  arrangements).  It is anticipated  that, based on the minimum
rental payments required by the leases, these four lessees will each continue to
contribute more than ten percent of the Partnership's total rental revenues.  In
addition,  four restaurant  chains,  Hardee's,  Golden Corral Family  Steakhouse
Restaurants  ("Golden  Corral"),   Long  John  Silver's  and  Checkers  Drive-In
Restaurants, each accounted for more than ten percent of the Partnership's total
rental  revenues  (including  the  Partnership's  share of rental  revenues from
Properties  owned by joint ventures and Properties  owned with affiliates of the
general  partners as  tenants-in-common  arrangements).  It is anticipated  that
these four  Restaurant  chains  each will  continue to account for more than ten
percent  of the  Partnership's  total  rental  revenues  under  the terms of the
leases.  Any failure of these  lessees or  restaurant  chains  could  materially
affect the  Partnership's  income if the Partnership is not able to re-lease the
Properties in a timely manner.

         Operating expenses,  including  depreciation and amortization  expense,
were  $245,722  and  $225,560  for the  quarters  ended March 31, 2003 and 2002,
respectively.  The increase in operating expenses during the quarter ended March
31,  2003 was  primarily  due to an  increase in the amount of state tax expense
relating to several states in which the Partnership conducts business.

         During the year ended December 31, 2002, the Partnership identified and
sold two  Properties  which were  classified as  Discontinued  Operations in the
accompanying financial statements.  During the quarter ended March 31, 2002, the
Partnership  recognized a net rental loss (rental revenues less Property related
expenses and provisions for write-down of assets),  of $23,158 relating to these
two Properties.  The  Partnership  recorded a provision for write-down of assets
relating to the  Property in Overland  Park,  Kansas of  approximately  $105,200
during  the  quarter  ended  March 31,  2002 in  anticipation  of the sale.  The
provision  represented the difference  between the Property's net carrying value
and its estimated fair value.  The  Partnership  sold the Properties in Overland
Park, Kansas and Dayton, Ohio subsequent to March 31, 2002.

         In January  2003,  FASB issued FASB  Interpretation  No. 46 ("FIN 46"),
"Consolidation  of Variable  Interest  Entities"  to expand upon and  strengthen
existing  accounting  guidance that  addresses when a company should include the
assets,   liabilities   and  activities  of  another  entity  in  its  financial
statements.  To improve financial  reporting by companies involved with variable
interest  entities (more  commonly  referred to as  special-purpose  entities or
off-balance sheet  structures),  FIN 46 requires that a variable interest entity
be  consolidated  by a company if that company is subject to a majority  risk of
loss from the variable  interest  entity's  activities  or entitled to receive a
majority of the entity's  residual  returns or both.  Prior to FIN 46, a company
generally included another entity in its consolidated  financial statements only
if it controlled the entity through voting interests.  Consolidation of variable
interest  entities will provide more complete  information  about the resources,
obligations,   risks  and  opportunities  of  the  consolidated   company.   The
consolidation  requirements  of FIN 46 apply  immediately  to variable  interest
entities  created after January 31, 2003,  and to older  entities,  in the first
fiscal  year or interim  period  beginning  after  June 15,  2003.  The  general
partners believe adoption of this standard may result in either consolidation or
additional   disclosure   requirements   with   respect  to  the   Partnership's
unconsolidated  joint ventures or properties held with affiliates of the general
partners  as  tenants-in-common,  which are  currently  accounted  for under the
equity method.  However,  such  consolidation  is not expected to  significantly
impact the Partnership's results of operations.


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  within 90 days prior to the
filing  of this  Quarterly  Report on Form  10-Q and have  determined  that such
disclosure controls and procedures are effective.

         Subsequent to the above evaluation,  there were no significant  changes
in internal  controls or other  factors  that could  significantly  affect these
controls,   including  any   corrective   actions  with  regard  to  significant
deficiencies and material weaknesses.



<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.  (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 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.)

                  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  14,
                           2002, and incorporated herein by reference.)

                  99.1     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.)

                  99.2     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 of Form 8-K

                           No reports on Form 8-K were filed  during the quarter
                           ended March 31, 2003.





<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 9th day of May, 2003.


                                            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)



<PAGE>


                    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


         I, James M.  Seneff,  Jr.,  the Chief  Executive  Officer of CNL Realty
Corporation,  the corporate  general  partner of CNL Income Fund XIII, Ltd. (the
"registrant"), certify that:

         1. I  have  reviewed  this  quarterly   report  on  Form  10-Q  of  the
            registrant;

         2. Based on my knowledge,  this  quarterly  report does not contain any
            untrue statement of a material fact or omit to state a material fact
            necessary to make the statements made, in light of the circumstances
            under which such  statements  were made, not misleading with respect
            to the period covered by this quarterly report;

         3. Based on my knowledge, the financial statements, and other financial
            information included in this quarterly report, fairly present in all
            material respects the financial condition, results of operations and
            cash flows of the  registrant as of, and for, the periods  presented
            in this quarterly report;

         4. The registrant's  other certifying officer and I are responsible for
            establishing and maintaining  disclosure controls and procedures (as
            defined in Exchange Act Rules 13a-14 and 15d-14) for the  registrant
            and we have:

                a. designed such  disclosure  controls and  procedures to ensure
                   that  material   information   relating  to  the  registrant,
                   including its consolidated subsidiaries,  is made known to us
                   by others  within  those  entities,  particularly  during the
                   period in which this quarterly report is being prepared;

                b. evaluated the  effectiveness of the  registrant's  disclosure
                   controls and  procedures as of a date within 90 days prior to
                   the filing date of this  quarterly  report  (the  "Evaluation
                   Date"); and

                c. presented in this quarterly report our conclusions  about the
                   effectiveness of the disclosure controls and procedures based
                   on our evaluation as of the Evaluation Date;

         5. The  registrant's  other  certifying  officer and I have  disclosed,
            based on our most recent  evaluation,  to the registrant's  auditors
            and the audit  committee  of  registrant's  board of  directors  (or
            persons performing the equivalent function):

                a. all  significant  deficiencies  in the design or operation of
                   internal   controls   which   could   adversely   affect  the
                   registrant's ability to record, process, summarize and report
                   financial  data  and  have  identified  for the  registrant's
                   auditors any material weaknesses in internal controls; and

                b. any fraud, whether or not material,  that involves management
                   or  other  employees  who  have  a  significant  role  in the
                   registrant's internal controls; and

         6. The registrant's  other  certifying  officer and I have indicated in
            this quarterly report whether or not there were significant  changes
            in internal  controls or in other  factors that could  significantly
            affect internal  controls  subsequent to the date of our most recent
            evaluation,   including  any  corrective   actions  with  regard  to
            significant deficiencies and material weaknesses.

Date:  May 9, 2003


/s/ James M. Seneff, Jr.
---------------------------
 James M. Seneff, Jr.
Chief Executive Officer


<PAGE>


                    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

         I, Robert A. Bourne, President and Treasurer of CNL Realty Corporation,
the corporate  general partner of CNL Income Fund XIII, Ltd. (the  "registrant")
certify that:

         1. I  have  reviewed  this  quarterly   report  on  Form  10-Q  of  the
            registrant;

         2. Based on my knowledge,  this  quarterly  report does not contain any
            untrue statement of a material fact or omit to state a material fact
            necessary to make the statements made, in light of the circumstances
            under which such  statements  were made, not misleading with respect
            to the period covered by this quarterly report;

         3. Based on my knowledge, the financial statements, and other financial
            information included in this quarterly report, fairly present in all
            material respects the financial condition, results of operations and
            cash flows of the  registrant as of, and for, the periods  presented
            in this quarterly report;

         4. The registrant's  other certifying officer and I are responsible for
            establishing and maintaining  disclosure controls and procedures (as
            defined in Exchange Act Rules 13a-14 and 15d-14) for the  registrant
            and we have:

                a. designed such  disclosure  controls and  procedures to ensure
                   that  material   information   relating  to  the  registrant,
                   including its consolidated subsidiaries,  is made known to us
                   by others  within  those  entities,  particularly  during the
                   period in which this quarterly report is being prepared;

                b. evaluated the  effectiveness of the  registrant's  disclosure
                   controls and  procedures as of a date within 90 days prior to
                   the filing date of this  quarterly  report  (the  "Evaluation
                   Date"); and

                c. presented in this quarterly report our conclusions  about the
                   effectiveness of the disclosure controls and procedures based
                   on our evaluation as of the Evaluation Date;

         5. The  registrant's  other  certifying  officer and I have  disclosed,
            based on our most recent  evaluation,  to the registrant's  auditors
            and the audit  committee  of  registrant's  board of  directors  (or
            persons performing the equivalent function):

                a. all  significant  deficiencies  in the design or operation of
                   internal   controls   which   could   adversely   affect  the
                   registrant's ability to record, process, summarize and report
                   financial  data  and  have  identified  for the  registrant's
                   auditors any material weaknesses in internal controls; and

                b. any fraud, whether or not material,  that involves management
                   or  other  employees  who  have  a  significant  role  in the
                   registrant's internal controls; and

         6. The registrant's  other  certifying  officer and I have indicated in
            this quarterly report whether or not there were significant  changes
            in internal  controls or in other  factors that could  significantly
            affect internal  controls  subsequent to the date of our most recent
            evaluation,   including  any  corrective   actions  with  regard  to
            significant deficiencies and material weaknesses.


Date:  May 9, 2003


/s/ Robert A. Bourne
---------------------------
Robert A. Bourne
President and Treasurer


<PAGE>



                                  EXHIBIT INDEX

Exhibit Number


        (c)   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.  (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 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.)

                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  14,  2002,  and
                         incorporated herein by reference.)

                99.1     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.)

                99.2     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.)


<PAGE>


                                  EXHIBIT 99.1



<PAGE>


                                  EXHIBIT 99.2