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, 2000
                                        ----------------------------------------

                                       OR

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

For the transition period from _________________________ to ____________________


                             Commission file number
                                     0-23974
                     ---------------------------------------


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


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

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


Registrant's telephone number
(including area code)                                                               (407) 540-2000
                                                                    ------------------------------------------------
</TABLE>


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

                  Condensed Statements of Income

                  Condensed Statements of Partners' Capital

                  Condensed Statements of Cash Flows

                  Notes to Condensed Financial Statements

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

   Item 3.   Quantitative and Qualitative Disclosures About
                  Market Risk

Part II

   Other Information


<PAGE>

                                                        2


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


                                                                               March 31,             December 31,
                                                                                  2000                   1999
                                                                          -------------------    -------------------
<S> <C>
                               ASSETS

   Land and buildings on operating leases, less
       accumulated depreciation and allowance
       for loss on building                                                      $ 24,472,869           $ 24,579,081
   Net investment in direct financing leases                                        6,751,883              6,779,642
   Investment in joint ventures                                                     4,867,138              4,502,838
   Cash and cash equivalents                                                        1,614,302              1,543,691
   Restricted cash                                                                         --                383,368
   Receivables, less allowance for doubtful accounts
       of $17,247 and $6,703, respectively                                             44,700                 86,811
   Due from related parties                                                                --                  5,040
   Prepaid expenses                                                                     9,479                 17,393
   Lease costs, less accumulated amortization of
       $4,373 and $3,548, respectively                                                 28,627                 29,452
   Accrued rental income, less allowance for doubtful
       accounts of $12,622 in 2000 and 1999                                         2,209,878              2,145,581
                                                                           -------------------    -------------------

                                                                                 $ 39,998,876           $ 40,072,897
                                                                           ===================    ===================

                  LIABILITIES AND PARTNERS' CAPITAL

   Accounts payable                                                                $   59,338             $  137,749
   Accrued and escrowed real estate taxes payable                                       8,238                 28,520
   Distributions payable                                                              928,130                928,130
   Due to related parties                                                             126,661                 76,976
   Rents paid in advance and deposits                                                  97,765                 67,196
                                                                           -------------------    -------------------
       Total liabilities                                                            1,220,132              1,238,571

   Commitment (Note 6)

   Partners' capital                                                               38,778,744             38,834,326
                                                                           -------------------    -------------------

                                                                                 $ 39,998,876           $ 40,072,897
                                                                           ===================    ===================
See accompanying notes to condensed financial statements
</TABLE>

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

<TABLE>
<CAPTION>

                                                                                    Quarter Ended
                                                                                      March 31,
                                                                                2000              1999
                                                                           ---------------    --------------
<S> <C>
Revenues:
    Rental income from operating leases                                        $  817,690         $ 706,805
    Earned income from direct financing leases                                    175,763           199,166
    Interest and other income                                                      54,470            10,520
                                                                           ---------------    --------------
                                                                                1,047,923           916,491
                                                                           ---------------    --------------

Expenses:
    General operating and administrative                                           44,114            48,343
    Professional services                                                          13,966             7,784
    Management fees to related party                                               11,075             9,544
    Real estate taxes                                                                  --             4,874
    State and other taxes                                                          32,170            30,354
    Depreciation and amortization                                                  97,437           103,926
    Transaction costs                                                              50,907            33,175
                                                                           ---------------    --------------
                                                                                  249,669           238,000
                                                                           ---------------    --------------

Income Before Equity in Earnings of Joint Ventures and
    Provision for Loss on Building                                                798,254           678,491

Equity in Earnings of Joint Ventures                                               84,152            93,686

Provision for Loss on Building                                                     (9,858 )         (60,882 )
                                                                           ---------------    --------------

Net Income                                                                     $  872,548         $ 711,295
                                                                           ===============    ==============

Allocation of Net Income:
    General partners                                                            $   8,775         $   7,468
    Limited partners                                                              863,773           703,827
                                                                           ---------------    --------------

                                                                               $  872,548         $ 711,295
                                                                           ===============    ==============

Net Income Per Limited Partner Unit                                             $    0.19          $   0.16
                                                                           ===============    ==============

Weighted Average Number of Limited Partner
    Units Outstanding                                                           4,500,000         4,500,000
                                                                           ===============    ==============
See accompanying notes to condensed financial statements
</TABLE>

<PAGE>


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


                                                                             Quarter Ended           Year Ended
                                                                               March 31,            December 31,
                                                                                  2000                  1999
                                                                           -------------------    ------------------
<S> <C>
General partners:
    Beginning balance                                                             $   209,255            $  177,733
    Net income                                                                          8,775                31,522
                                                                           -------------------    ------------------
                                                                                      218,030               209,255
                                                                           -------------------    ------------------

Limited partners:
    Beginning balance                                                              38,625,071            39,297,991
    Net income                                                                        863,773             3,039,600
    Distributions ($0.21 and $0.83 per
       limited partner unit, respectively)                                           (928,130 )          (3,712,520 )
                                                                           -------------------    ------------------
                                                                                   38,560,714            38,625,071
                                                                           -------------------    ------------------

Total partners' capital                                                          $ 38,778,744          $ 38,834,326
                                                                           ===================    ==================
See accompanying notes to condensed financial statements
</TABLE>



<PAGE>


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

<TABLE>
<CAPTION>

                                                                                    Quarter Ended
                                                                                      March 31,
                                                                                2000              1999
                                                                           ---------------    --------------
<S> <C>
Increase (Decrease) in Cash and Cash Equivalents

    Net Cash Provided by Operating Activities                                  $1,005,523         $ 819,872
                                                                           ---------------    --------------

    Cash Flows from Investing Activities:
       Investment in joint ventures                                              (390,878 )         (44,120 )
       Decrease in restricted cash                                                384,096                --
       Payment of lease costs                                                          --           (33,000 )
                                                                           ---------------    --------------
          Net cash used in investing activities                                    (6,782 )         (77,120 )
                                                                           ---------------    --------------

    Cash Flows from Financing Activities:
       Distributions to limited partners                                         (928,130 )        (928,130 )
                                                                           ---------------    --------------
          Net cash used in financing activities                                  (928,130 )        (928,130 )
                                                                           ---------------    --------------

Net Increase (Decrease) in Cash and Cash Equivalents                               70,611          (185,378 )

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

Cash and Cash Equivalents at End of Quarter                                    $1,614,302         $ 763,678
                                                                           ===============    ==============

Supplemental Schedule of Non-Cash Financing
    Activities:

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




<PAGE>


                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 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 ended March 31, 2000,  may not be indicative of the results
         that may be expected for the year ending December 31, 2000.  Amounts as
         of December 31, 1999, included in the financial  statements,  have been
         derived from audited financial statements as of that date.

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

2.       Land and Building on Operating Leases:

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

                                    March 31,               December 31,
                                       2000                     1999
                               ---------------------     --------------------

 Land                                   $15,289,459             $ 15,289,459
 Buildings                               11,319,706               11,319,706
                               ---------------------     --------------------
                                         26,609,165               26,609,165
 Less accumulated
     depreciation                        (2,099,227 )             (2,002,873 )
                               ---------------------     --------------------
                                         24,509,938               24,606,292
 Less allowance for
     loss on building                       (37,069 )                (27,211 )
                               ---------------------     --------------------

                                       $ 24,472,869             $ 24,579,081
                               =====================     ====================



<PAGE>


                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2000 and 1999


2.       Land and Building on Operating Leases - Continued:

         At December 31, 1999, the Partnership  recorded a provision for loss on
         building  in the amount of $27,211  for  financial  reporting  purposes
         relating to the Long John Silver's property in Laurens, South Carolina.
         The tenant of this property  filed for bankruptcy and ceased payment of
         rents under the terms of its lease  agreement.  At March 31, 2000,  the
         Partnership  increased  the  provision  for  loss  on  building  by  an
         additional  amount  of  $9,858.  The  total  allowance  represents  the
         difference between the carrying value of the property at March 31, 2000
         and the estimated net sales proceeds from the  anticipated  sale of the
         property based on a purchase and sales contract with an unrelated third
         party (see Note 6).

3.       Investment in Joint Ventures:

         In January 2000,  the  Partnership  reinvested  the majority of the net
         sales proceeds it received from the 1999 sale of a property in Houston,
         Texas,  to acquire an interest in a Baker's  Square  property in Niles,
         Illinois,  with CNL Income Fund VI, Ltd., a Florida limited partnership
         and an  affiliate of the general  partners,  as  tenants-in-common.  In
         connection therewith, the Partnership and the affiliate entered into an
         agreement whereby each co-venturer will share in the profits and losses
         of the Property in proportion to its  applicable  percentage  interest.
         The Partnership  will account for its investment in this property using
         the equity  method  since the  Partnership  will share  control with an
         affiliate.  As of March 31, 2000,  the  Partnership  owned a 26 percent
         interest in this property.

         During the quarter ended March 31, 2000, the lease  associated with the
         property  owned by Melbourne  Joint  Venture was amended to provide for
         rent   reductions  due  to  financial   difficulties   the  tenant  was
         experiencing.  As a result,  Melbourne Joint Venture  reclassified  the
         asset  from  net  investment  in  direct  financing  lease  to land and
         building on  operating  leases.  In  accordance  with the  Statement of
         Financial  Accounting Standards #13, "Accounting for Leases," Melbourne
         Joint Venture recorded the reclassified  asset at the lower of original
         cost,  present fair value, or present carrying  amount.  No loss on the
         termination  of the direct  financing  lease was recorded for financial
         reporting purposes.


<PAGE>



                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2000 and 1999

3.       Investment in Joint Ventures - Continued:

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

                                                                       March 31, 2000         December 31, 1999
                                                                     -------------------      ------------------
<S> <C>
        Land and buildings on operating  leases,  less  accumulated
            depreciation                                                   $ 10,686,181             $ 8,588,997
        Net investment in direct financing leases                               355,341                 990,480
        Cash                                                                     89,834                  31,188
        Receivables                                                               9,190                 118,630
        Accrued rental income                                                   349,198                 309,013
        Other assets                                                             19,145                  20,817
        Liabilities                                                              87,479                  82,684
        Partners' capital                                                    11,421,410               9,976,441
        Revenues                                                                278,021                 895,295
        Net income                                                              203,896                 739,271
</TABLE>

         The Partnership recognized income totalling $84,152 and $93,686 for the
         quarters ended March 31, 2000 and 1999, respectively,  from these joint
         ventures.

4.       Related Party Transactions:

         During the quarter ended March 31, 2000, the Partnership  acquired a 26
         percent  interest in a property from CNL BB Corp.,  an affiliate of the
         general partners,  for which the property had a total purchase price of
         $1,223,500.  The  property  acquired  during  2000  is  being  held  as
         tenants-in-common,  with CNL Income Fund VI, Ltd. ("CNL VI"), a Florida
         limited partnership, an affiliate of the general partners. CNL BB Corp.
         had purchased and  temporarily  held title to this property in order to
         facilitate the  acquisition of the property by the  Partnership and CNL
         VI  as  tenants-in-common.   The  total  purchase  price  paid  by  the
         Partnership and CNL VI represents the costs incurred by CNL BB Corp. to
         acquire and carry the property,  including closing costs. In accordance
         with the  Statement  of Policy of Real  Estate  programs  for the North
         American  Securities  Administrators  Association,  Inc.,  all  income,
         expenses,  profits  and  losses  generated  by or  associated  with the
         property,  or interests  therein,  purchased from an affiliate in which
         the affiliate has acted as an interim  owner,  are treated as belonging
         to the  Partnership and CNL VI, as  tenants-in-common.  For the quarter
         ended March 31, 2000, other income includes $2,103 of such amounts.


<PAGE>


                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2000 and 1999

5.       Termination of Merger:

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

6.       Commitment:

         In February  2000,  the  Partnership  entered into an agreement with an
         unrelated  third  party to sell  the Long  John  Silver's  property  in
         Laurens, South Carolina. At March 31, 2000, the Partnership established
         a provision  for loss on building  related to the  anticipated  sale of
         this  property  (see  Note  2).  As of May 1,  2000,  the  sale had not
         occurred.


<PAGE>


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

         CNL Income Fund XIV,  Ltd.  (the  "Partnership")  is a Florida  limited
partnership  that was  organized  on September  25,  1992,  to acquire for cash,
either directly or through joint venture  arrangements,  both newly  constructed
and  existing  restaurants,  as well as land upon which  restaurants  were to be
constructed  (the  "Properties"),  which are leased  primarily  to  operators of
national and regional  fast-food and family-style  restaurant chains. The leases
generally are triple-net leases, with the lessee responsible for all repairs and
maintenance,  property taxes, insurance and utilities. As of March 31, 2000, the
Partnership owned 56 Properties, which included interests in 12 Properties owned
by joint  ventures in which the  Partnership  is a co-venturer  and one Property
owned with an affiliate as tenants-in-common.

Capital Resources

         The  Partnership's  primary  source of capital for the  quarters  ended
March 31, 2000 and 1999 was cash from  operations  (which includes cash received
from tenants,  distributions from joint ventures,  and interest and other income
received, less cash paid for expenses).  Cash from operations was $1,005,523 and
$819,872  for the  quarters  ended  March 31, 2000 and 1999,  respectively.  The
increase in cash from  operations  for the  quarter  ended  March 31,  2000,  as
compared to the quarter ended March 31, 1999,  was primarily a result of changes
in income and expenses as described in "Results of Operations" below and changes
in the Partnership's working capital.

         Other  sources and uses of capital  included the  following  during the
quarter ended March 31, 2000.

         In January 2000,  the  Partnership  reinvested  the majority of the net
sales proceeds from the 1999 sale of a Property in Houston,  Texas in a Property
in Niles,  Illinois,  as  tenants-in-common  with CNL Income Fund VI, Ltd. ("CNL
VI"),  an  affiliate  of the general  partners.  In  connection  therewith,  the
Partnership and the affiliate entered into an agreement whereby each co-venturer
will  share in the  profits  and losses of the  Property  in  proportion  to its
applicable  percentage  interest.  The  Partnership  and  CNL VI  acquired  this
Property from CNL BB Corp., an affiliate of the general partners.  The affiliate
had purchased and temporarily  held title to the Property in order to facilitate
the  acquisition  of the  Property by the  Partnership  and CNL VI. The purchase
price paid by the Partnership represented the costs incurred by the affiliate to
acquire the Property,  including  closing costs. The  transaction,  or a portion
thereof,  relating  to the  sale of the  Property  in  Houston,  Texas,  and the
reinvestment  of the net sales proceeds in the Property in Niles,  Illinois,  as
tenants-in-common, was structured to qualify as a like-kind exchange transaction
for federal  income tax  purposes.  However,  the  Partnership  will  distribute
amounts  sufficient  to enable the  limited  partners  to pay  federal and state
income taxes, if any (at a level  reasonable  assumed by the general  partners),
resulting  from the  sale.  As of March 31,  2000,  the  Partnership  owned a 26
percent interest in the Property in Niles, Illinois.

         In February  2000,  the  Partnership  entered into an agreement with an
unrelated third party to sell the Long John Silver's Property in Laurens,  South
Carolina. As of May 1, 2000, the sale had not occurred.

         Currently,  rental income from the Partnership's Properties is invested
in money market accounts or other short-term,  highly liquid investments such as
demand deposit accounts at commercial banks,  certificates of deposit, and money
market accounts with less than a 30-day maturity date, pending the Partnership's
use of such funds to pay Partnership  expenses or to make  distributions  to the
partners.  At March 31, 2000, the  Partnership  had $1,614,302  invested in such
short-term  investments,  as compared to  $1,543,691  at December 31, 1999.  The
funds  remaining  at March 31,  2000 after  payment of  distributions  and other
liabilities  will be used to meet the  Partnership's  working  capital and other
needs.

Short Term Liquidity

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

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

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

         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 cash from  operations and for the quarter ended March 31, 1999,  future
cash from  operations,  the Partnership  declared  distributions  to the limited
partners of  $928,130  for each of the  quarters  ended March 31, 2000 and 1999.
This represents  distributions for each applicable quarter of $0.21 per unit. No
distributions were made to the general partners for the quarters ended March 31,
2000 and 1999. No amounts  distributed to the limited  partners for the quarters
ended March 31, 2000 and 1999,  are  required to be or have been  treated by the
Partnership  as a return of capital  for  purposes  of  calculating  the limited
partners' return on their adjusted capital contribution. The Partnership intends
to continue to make  distributions  of cash  available for  distribution  to the
limited partners on a quarterly basis.

         Total liabilities of the Partnership,  including distributions payable,
decreased to $1,220,132 at March 31, 2000, from $1,238,571 at December 31, 1999.
The decrease in liabilities at March 31, 2000 was primarily due to a decrease in
accounts  payable at March 31,  2000,  as  compared to December  31,  1999.  The
decrease  was  partially  offset by an  increase  in rents paid in  advance  and
deposits  at March 31,  2000,  as compared to  December  31,  1999.  The general
partners believe the Partnership has sufficient cash on hand to meet its current
working capital needs.


<PAGE>


Long Term Liquidity

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

Results of Operations

         During the quarter  ended March 31,  1999,  the  Partnership  owned and
leased 47 wholly owned  Properties  and during the quarter ended March 31, 2000,
the Partnership owned and leased 43 wholly owned Properties to operators of fast
food and family style restaurant  chains.  In connection  therewith,  during the
quarters  ended March 31, 2000 and 1999,  the  Partnership  earned  $993,453 and
$905,971, respectively, in rental income from operating leases and earned income
from direct financing leases from these  Properties.  The increase in rental and
earned  income  during the  quarter  ended  March 31,  2000,  as compared to the
quarter  ended March 31,  1999,  was  primarily  due to the fact that during the
quarter ended March 31, 2000, the Partnership collected and recognized as income
past due rental amounts  relating to Long John Silver's,  Inc.,  which filed for
bankruptcy  during 1998 and rejected the leases relating to four Properties.  As
of March 31, 2000, the Partnership had entered into new leases,  each with a new
tenant,  for two of the four Properties and had sold one of the  Properties.  In
addition, as of March 31, 2000, the Partnership had entered into an agreement to
sell the remaining Property.

         For the quarter ended March 31, 1999, the Partnership  owned and leased
ten Properties indirectly through joint venture arrangements. During the quarter
ended March 31, 2000, the Partnership owned two additional Properties indirectly
through  joint  venture  agreements  and  one  Property  with  an  affiliate  as
tenants-in-common.  In connection therewith, during the quarters ended March 31,
2000 and  1999,  the  Partnership  earned  $84,152  and  $93,686,  respectively,
attributable to net income earned by these joint ventures.  Net income earned by
joint ventures decreased during the quarter ended March 31, 2000, as compared to
the  quarter  ended March 31,  1999,  primarily  as a result of a joint  venture
establishing  an  allowance  for doubtful  accounts for past due rental  amounts
relating to a Property.  The general partners will continue to pursue collection
of past due rental  amounts  relating to this Property and will  recognize  such
amounts as income if collected.

         Operating expenses,  including  depreciation and amortization  expense,
were  $249,669  and  $238,000  for the  quarters  ended March 31, 2000 and 1999,
respectively.

         During the quarter  ended March 31, 2000,  the  Partnership  recorded a
provision for loss on building in the amount of $9,858 for  financial  reporting
purposes relating to the Long John Silver's Property in Laurens, South Carolina.
The tenant of this Property filed for bankruptcy  during 1998 and ceased payment
of rents under the terms of its lease  agreement.  The allowance  represents the
difference  between the carrying value of the Property at March 31, 2000 and the
estimated net sales proceeds from the anticipated  sale of the Property based on
a purchase and sales contract with an unrelated  third party, as described above
in "Capital Resources." During the quarter ended March 31, 1999, the Partnership
recorded a provision for loss on building in the amount of $60,882 for financial
reporting  purposes  relating to a Long John Silver's  Property in  Stockbridge,
Georgia,  the  lease  for  which  was  rejected  by the  tenant.  The  allowance
represented  the difference  between the carrying value of the Property at March
31,  1999 and the net sales  proceeds  received in May 1999 from the sale of the
Property.

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.

Dismissal of Legal Action

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


ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET
                  RISK

         Not applicable.


<PAGE>



                           PART II. OTHER INFORMATION


Item 1.     Legal Proceedings.

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

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

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

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

Item 2.     Changes in Securities.       Inapplicable.

Item 3.     Default upon Senior Securities.   Inapplicable.

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

Item 5.     Other Information.        Inapplicable.

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

(a)      Exhibits

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

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

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

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

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

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

27       Financial Data schedule (Filed herewith.)

(b)      Reports on Form 8-K

                  A Current Report on Form 8-K dated February 23, 2000 was filed
                  on March 1, 2000,  describing the  termination of the proposed
                  Merger of the  Partnership  with and into a subsidiary  of CNL
                  American Properties Fund, Inc.



<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 May, 2000


                    CNL INCOME FUND XIV, LTD.

                    By:      CNL REALTY CORPORATION
                             General Partner


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


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