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
                                     0-23974
                     ---------------------------------------


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


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


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


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


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

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


<PAGE>




                                    CONTENTS





Part I                                                                 Page
                                                                       ----

   Item 1.    Financial Statements:

                  Condensed Balance Sheets                              1

                  Condensed Statements of Income                        2

                  Condensed Statements of Partners' Capital             3

                  Condensed Statements of Cash Flows                    4

                  Notes to Condensed Financial Statements               5

   Item 2.    Management's Discussion and Analysis of Financial
                  Condition and Results of Operations                   6-7

   Item 3.    Quantitative and Qualitative Disclosures About
                  Market Risk                                           8

   Item 4.    Controls and Procedures                                   8

Part II

   Other Information                                                    9-10















<PAGE>

                            CNL INCOME FUND XIV, 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                            $  23,717,818          $  24,081,481
  Net investment in direct financing leases                                        6,060,250              5,830,462
  Investment in joint ventures                                                     4,493,240              4,513,911
  Cash and cash equivalents                                                        1,261,285              1,328,466
  Receivables                                                                             --                 20,276
  Accrued rental income, less allowance for doubtful
      accounts of $48,635 in 2003 and 2002                                         2,504,801              2,462,242
  Other assets                                                                        51,882                 60,019
                                                                          -------------------    -------------------

                                                                               $  38,089,276          $  38,296,857
                                                                          ===================    ===================

                 LIABILITIES AND PARTNERS' CAPITAL

  Accounts payable                                                              $     41,711            $     7,365
  Real estate taxes payable                                                            5,124                 19,009
  Distributions payable                                                              928,130                928,130
  Due to related parties                                                              22,774                 21,304
  Rents paid in advance and deposits                                                 132,283                175,204
  Deferred rental income                                                              28,150                 23,889
                                                                          -------------------    -------------------
      Total liabilities                                                            1,158,172              1,174,901

  Partners' capital                                                               36,931,104             37,121,956
                                                                          -------------------    -------------------

                                                                               $  38,089,276          $  38,296,857
                                                                          ===================    ===================

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

<PAGE>


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

<TABLE>
<CAPTION>

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

 <c>
  Revenues:
      Rental income from operating leases                                      $   711,408         $  654,351
      Earned income from direct financing leases                                   154,272            157,222
      Contingent rental income                                                      10,330              5,283
      Interest and other income                                                        554              4,095
                                                                           ----------------    ---------------
                                                                                   876,564            820,951
                                                                           ----------------    ---------------

  Expenses:
      General operating and administrative                                          87,698             89,208
      Property expenses                                                              4,242             19,562
      Management fees to related parties                                             9,607             10,239
      State and other taxes                                                         48,577             32,025
      Depreciation and amortization                                                 98,665             85,475
                                                                           ----------------    ---------------
                                                                                   248,789            236,509
                                                                           ----------------    ---------------

  Income Before Gain on Sale of Assets and Equity
      in Earnings of Joint Ventures                                                627,775            584,442

  Gain on Sale of Assets                                                                --            497,688

  Equity in Earnings of Joint Ventures                                             109,503             65,419
                                                                           ----------------    ---------------

  Income from Continuing Operations                                                737,278          1,147,549

  Discontinued Operations:
      Income from discontinued operations                                               --             40,455
                                                                           ----------------    ---------------

  Net Income                                                                   $   737,278        $ 1,188,004
                                                                           ================    ===============

  Net Income Per Limited Partner Unit:
      Continuing operations                                                     $     0.16          $    0.25
      Discontinued operations                                                           --               0.01
                                                                           ----------------    ---------------

                                                                                $     0.16          $    0.26
                                                                           ================    ===============

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

<PAGE>


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


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

 <c>
General partners:
    Beginning balance                                                            $    209,256          $    209,256
    Net income                                                                             --                    --
                                                                           -------------------    ------------------
                                                                                      209,256               209,256
                                                                           -------------------    ------------------

Limited partners:
    Beginning balance                                                              36,912,700            36,895,766
    Net income                                                                        737,278             3,729,454
    Distributions ($0.21 and $0.83 per
       limited partner unit, respectively)                                           (928,130 )          (3,712,520 )
                                                                           -------------------    ------------------
                                                                                   36,721,848            36,912,700
                                                                           -------------------    ------------------

Total partners' capital                                                        $   36,931,104         $  37,121,956
                                                                           ===================    ==================
</TABLE>
           See accompanying notes to condensed financial statements.



<PAGE>


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

<TABLE>
<CAPTION>

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

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

    Net Cash Provided by Operating Activities                                       $   874,074           $   841,566
                                                                                ----------------      ----------------

    Cash Flows from Investing Activities:
       Proceeds from sale of assets                                                          --             1,143,753
       Additions to real estate properties with operating leases                             --            (1,262,163 )
       Payment of lease costs                                                           (13,125 )                  --
                                                                                ----------------      ----------------
          Net cash used in investing activities                                         (13,125 )            (118,410 )
                                                                                ----------------      ----------------

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

Net Decrease in Cash and Cash Equivalents                                               (67,181 )            (204,974 )

Cash and Cash Equivalents at Beginning of Quarter                                     1,328,466             1,039,216
                                                                                ----------------      ----------------

Cash and Cash Equivalents at End of Quarter                                        $  1,261,285           $   834,242
                                                                                ================      ================

Supplemental Schedule of Non-Cash Financing
    Activities:

       Distributions declared and unpaid at end of
          quarter                                                                   $   928,130           $   928,130
                                                                                ================      ================
</TABLE>
           See accompanying notes to condensed financial statements.



<PAGE>

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


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, 2002, the
Partnership owned 42 Properties  directly and 12 Properties  indirectly  through
joint  venture or  tenancy in common  arrangements.  As of March 31,  2003,  the
Partnership owned 41 Properties  directly and 12 Properties  indirectly  through
joint venture or tenancy in common arrangements.

Capital Resources

         Cash from  operating  activities  was  $874,074  and  $841,566  for the
quarters ended March 31, 2003 and 2002, respectively.  The increase in cash from
operating activities during the quarter ended March 31, 2003, as compared to the
same  period of 2002,  was the  result of changes  in income  and  expenses  and
changes in the Partnership's working capital.

         At March 31, 2003, the Partnership had $1,261,285  invested in cash and
cash  equivalents,  as compared to  $1,328,466  at December 31, 2002.  The funds
remaining  at March 31,  2003,  after the  payment  of  distributions  and other
liabilities, will be used to meet the Partnership's working capital needs.

Short-Term Liquidity

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

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

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

         Total liabilities of the Partnership,  including distributions payable,
were  $1,158,172  at March 31, 2003,  as compared to  $1,174,901 at December 31,
2002.  The  decrease in  liabilities  at March 31, 2003 was due to a decrease in
rents paid in advance at March 31, 2003,  as compared to December 31, 2002.  The
decrease was partially  offset by an increase in accounts  payable.  The general
partners  believe that the  Partnership  has sufficient cash on hand to meet its
current working capital needs.

         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 limited partners of $928,130 for each of the quarters
ended March 31, 2003 and 2002. This represents  distributions  of $0.21 per unit
for the quarters  ended March 31, 2003 and 2002. 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.

Long-Term Liquidity

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

Results of Operations

         Total rental  revenues were $865,680 during the quarter ended March 31,
2003, as compared to $811,573  during the same period of 2002.  Rental  revenues
were higher  during the quarter  ended March 31, 2003 because  during 2002,  the
Partnership acquired two Properties,  one in San Antonio, Texas and the other in
Phoenix,  Arizona. In addition,  in October 2002, the Partnership entered into a
new lease with a new  tenant for the  Property  in Akron,  Ohio,  which had been
vacant  since  November  2000.  The new tenant  converted  the Property to a new
concept and commenced rental payments in February 2003.

         The Partnership also earned $109,503  attributable to net income earned
by joint  ventures  during the  quarter  ended  March 31,  2003,  as compared to
$65,419  during the same period of 2002. Net income earned by joint ventures was
lower  during  the  quarter  ended  March 31,  2002,  because  the tenant of the
Property  owned by Duluth Joint  Venture,  in which the  Partnership  owns a 44%
interest,  experienced financial difficulties and ceased making rental payments.
As a result,  Duluth Joint Venture stopped  recording rental revenues during the
quarter  ended March 31,  2002.  During the second  quarter of 2002,  the tenant
resumed making rental payments to the joint venture.

         Operating expenses,  including  depreciation and amortization  expense,
were  $248,789  during the quarter ended March 31, 2003, as compared to $236,509
during  the same  period of 2002.  Operating  expenses  were  higher  during the
quarter ended March 31, 2003,  due to an increase in state tax expense  relating
to several states in which the Partnership  conducts business and an increase in
depreciation  expense related to the acquisition of two Properties  during 2002.
The increase in operating  expenses during the quarter ended March 31, 2003, was
partially  offset by a decrease in  Property  expenses  because  during 2002 the
Partnership  sold one of the two vacant  Properties and re-leased the other one.
The Partnership did not incur  additional  expenses  related to these Properties
once they were re-leased or sold.

         As a result  of the sale of the  Property  in Las  Vegas,  Nevada,  the
Partnership  recognized a gain on sale of assets of $497,688  during the quarter
ended March 31, 2002.  This Property had been identified for sale as of December
31, 2001.

         During the year ended December 31, 2002, the Partnership identified and
sold three  Properties that were  classified as  Discontinued  Operations in the
accompanying financial statements.  The Partnership recognized net rental income
(rental revenues less Property related expenses),  of $40,455 during the quarter
ended March 31, 2002 relating to these  Properties.  The Partnership  sold these
Properties located in Greeley,  Colorado;  Laurens, South Carolina; and Merriam,
Kansas 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.



<PAGE>


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 XIV, Ltd.  (Included as Exhibit 3.2 to
                          Registration  Statement No.  33-53672-01  on Form S-11
                          and incorporated herein by reference.)

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

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

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

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

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

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

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

                 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 on 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 6th day of  May, 2003


                                            CNL INCOME FUND XIV, LTD.

                                            By: CNL REALTY CORPORATION
                                                General Partner


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


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





<PAGE>


                    CERTIFICATION OF CHIEF EXECUTIVE OFFICER
                          OF CORPORATE GENERAL PARTNER

                 PURSUANT TO 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 XIV, 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 6, 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 XIV, 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 6, 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  XIV,  Ltd.  (Included  as  Exhibit  3.2  to
                       Registration  Statement No.  33-53672-01 on Form S-11 and
                       incorporated herein by reference.)

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

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

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

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

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

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

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