FORM 10-Q

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

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

                  For the quarterly period ended June 30, 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                   6-8

   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>

                                                                               June 30,             December 31,
                                                                                 2003                   2002
                                                                          -------------------    -------------------

 <c>
                              ASSETS

  Real estate properties with operating leases, net                            $  23,620,558          $  24,081,481
  Net investment in direct financing leases                                        6,024,333              5,830,462
  Investment in joint ventures                                                     4,495,601              4,513,911
  Cash and cash equivalents                                                        1,208,945              1,328,466
  Receivables                                                                          6,786                 20,276
  Accrued rental income, less allowance for doubtful
      accounts of $48,635 in 2003 and 2002                                         2,549,816              2,462,242
  Other assets                                                                        60,849                 60,019
                                                                          -------------------    -------------------

                                                                               $  37,966,888          $  38,296,857
                                                                          ===================    ===================

                 LIABILITIES AND PARTNERS' CAPITAL

  Accounts payable                                                              $     15,081            $     7,365
  Real estate taxes payable                                                            5,084                 19,009
  Distributions payable                                                              928,130                928,130
  Due to related parties                                                              16,819                 21,304
  Rents paid in advance and deposits                                                 138,117                175,204
  Deferred rental income                                                              26,496                 23,889
                                                                          -------------------    -------------------
      Total liabilities                                                            1,129,727              1,174,901

  Partners' capital                                                               36,837,161             37,121,956
                                                                          -------------------    -------------------

                                                                               $  37,966,888          $  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                 Six Months Ended
                                                               June 30,                        June 30,
                                                         2003             2002           2003            2002
                                                     -------------    -------------  --------------  --------------

 <c>
  Revenues:
      Rental income from operating leases               $ 731,283        $ 686,016     $ 1,442,691      $1,340,367
      Earned income from direct financing leases          151,226          180,410         305,498         337,632
      Contingent rental income                             18,347           10,965          28,677          16,248
      Interest and other income                             2,091            2,911           2,645           7,006
                                                     -------------    -------------  --------------  --------------
                                                          902,947          880,302       1,779,511       1,701,253
                                                     -------------    -------------  --------------  --------------

  Expenses:
      General operating and administrative                 65,859           74,664         153,557         163,872
      Property related                                      3,465           19,969           7,707          39,531
      Management fees to related parties                   10,476            8,968          20,083          19,207
      State and other taxes                                 1,222            4,892          49,799          36,917
      Depreciation and amortization                        98,517           96,572         197,182         182,048
                                                     -------------    -------------  --------------  --------------
                                                          179,539          205,065         428,328         441,575
                                                     -------------    -------------  --------------  --------------

  Income Before Gain on Sale of Assets and
      Equity in Earnings of Joint Ventures                723,408          675,237       1,351,183       1,259,678

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

  Equity in Earnings of Joint Ventures                    110,779          101,525         220,282         166,944
                                                     -------------    -------------  --------------  --------------

  Income from Continuing Operations                       834,187          776,762       1,571,465       1,924,311

  Discontinued Operations:
      Loss from discontinued operations                        --         (95,172)              --        (54,717)
                                                     -------------    -------------  --------------  --------------

  Net Income                                            $ 834,187        $ 681,590     $ 1,571,465      $1,869,594
                                                     =============    =============  ==============  ==============

  Income (Loss) Per Limited Partner Unit:
      Continuing operations                              $   0.19         $   0.17       $    0.35        $   0.43
      Discontinued operations                                  --            (0.02 )            --           (0.01 )
                                                     -------------    -------------  --------------  --------------

                                                         $   0.19         $   0.15       $    0.35        $   0.42
                                                     =============    =============  ==============  ==============

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

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


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


                                                                           Six Months Ended          Year Ended
                                                                               June 30,             December 31,
                                                                                 2003                   2002
                                                                          --------------------    ------------------

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

Limited partners:
    Beginning balance                                                              36,912,701            36,895,767
    Net income                                                                      1,571,465             3,729,454
    Distributions ($0.41 and $0.83 per
       limited partner unit, respectively)                                         (1,856,260 )          (3,712,520 )
                                                                          --------------------    ------------------
                                                                                   36,627,906            36,912,701
                                                                          --------------------    ------------------

Total partners' capital                                                        $   36,837,161         $  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>


                                                                                          Six Months Ended
                                                                                              June 30,
                                                                                     2003                  2002
                                                                                ----------------      ----------------

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

    Net Cash Provided by Operating Activities                                      $  1,749,864          $  1,712,909
                                                                                ----------------      ----------------

    Cash Flows from Investing Activities:
       Additions to real estate properties with operating leases                             --            (1,283,608 )
       Proceeds from sale of assets                                                          --             1,143,753
       Payment of lease costs                                                           (13,125 )                  --
                                                                                ----------------      ----------------
          Net cash used in investing activities                                         (13,125 )            (139,855 )
                                                                                ----------------      ----------------

    Cash Flows from Financing Activities:
       Distributions to limited partners                                             (1,856,260 )          (1,856,260 )
                                                                                ----------------      ----------------
          Net cash used in financing activities                                      (1,856,260 )          (1,856,260 )
                                                                                ----------------      ----------------

Net Decrease in Cash and Cash Equivalents                                              (119,521 )            (283,206 )

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

Cash and Cash Equivalents at End of Period                                         $  1,208,945           $   756,010
                                                                                ================      ================

Supplemental Schedule of Non-Cash Financing
    Activities:

       Distributions declared and unpaid at end of
          period                                                                    $   928,130           $   928,130
                                                                                ================      ================

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


<PAGE>

                            CNL INCOME FUND XIV, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
              Quarters and Six Months Ended June 30, 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 for a fair
         statement of the results for the interim periods  presented.  Operating
         results for the  quarter and six months  ended June 30, 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.  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,  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 June 30, 2002, the
Partnership owned 43 Properties  directly and 12 Properties  indirectly  through
joint  venture or  tenancy  in common  arrangements.  As of June 30,  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 $1,749,864 and $1,712,909 for the
six months ended June 30, 2003 and 2002,  respectively.  At June 30,  2003,  the
Partnership  had  $1,208,945  in cash  and  cash  equivalents,  as  compared  to
$1,328,466  at December  31, 2002.  At June 30,  2003,  these funds were held in
demand deposit  accounts at commercial  banks.  The funds  remaining at June 30,
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.

         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 $1,856,260  for each of the six
months ended June 30, 2003 and 2002,  ($928,130  for each of the quarters  ended
June 30, 2003 and 2002). This represents distributions of $0.41 per unit for the
six months  ended June 30,  2003 and 2002,  ($0.21 per unit for each  applicable
quarter).  No  distributions  were made to the general partners for the quarters
and six months  ended June 30,  2003 and 2002.  No  amounts  distributed  to the
limited partners for the six months ended June 30, 2003 and 2002 are required to
be or have been treated by the  Partnership  as a return of capital for purposes
of  calculating  the  limited   partners'   return  on  their  adjusted  capital
contributions. The Partnership intends to continue to make distributions of cash
available for distribution to the limited partners on a quarterly basis.

         Total liabilities of the Partnership,  including distributions payable,
were  $1,129,727  at June 30, 2003,  as compared to  $1,174,901  at December 31,
2002.  The  decrease  in  liabilities  at June 30, 2003 was  primarily  due to a
decrease in rents paid in advance and deposits at June 30, 2003,  as compared to
December  31,  2002.  The general  partners  believe  that the  Partnership  has
sufficient cash on hand to meet its current working capital needs.

Long-Term Liquidity

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



<PAGE>


Results of Operations

         Total rental revenues were $1,748,189  during the six months ended June
30, 2003, as compared to $1,677,999 during the same period of 2002, $882,509 and
$866,426  of which were  earned  during the  second  quarters  of 2003 and 2002,
respectively.  Rental  revenues  were  higher  during the quarter and six months
ended June 30, 2003 because in March 2002 and  December  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 increase in rental revenues was
partially  offset by a decrease in rental revenues  resulting from the 2002 sale
of the Property in Las Vegas, Nevada.

         The Partnership also earned $28,677 in contingent  rental income during
the six months  ended June 30,  2003,  as  compared  to $16,248  during the same
period of 2002,  $18,347  and  $10,965  of which were  earned  during the second
quarters  of 2003 and 2002,  respectively.  The  increase in  contingent  rental
income during the quarter and six months ended June 30, 2003, as compared to the
same periods of 2002,  was  primarily  due to an increase in the reported  gross
sales of the  restaurants  with  leases that  require the payment of  contingent
rental income.

         The Partnership also earned $220,282  attributable to net income earned
by  unconsolidated  joint ventures during the six months ended June 30, 2003, as
compared to $166,944  during the same period of 2002,  $110,779  and $101,525 of
which  were  earned   during  the  quarters   ended  June  30,  2003  and  2002,
respectively.  Net  income  earned by joint  ventures  was lower  during the six
months ended June 30, 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,  and has
continued, making rental payments to the joint venture.

         Operating expenses,  including depreciation  amortization expense, were
$428,328  during the six months  ended June 30,  2003,  as  compared to $441,575
during the same period of 2002,  $179,539  and  $205,065 of which were  incurred
during  the  quarters  ended  June 30,  2003 and 2002,  respectively.  Operating
expenses  were lower during the quarter and six months ended June 30, 2003,  due
to a decrease in Property  expenses  resulting  from the 2002 sale of one of the
two vacant  Properties  and the 2003 re-lease of the other one. The  Partnership
did not incur  additional  expenses  related to these  Properties once they were
re-leased or sold. In addition, operating expenses were lower during the quarter
and six months ended June 30, 2003,  due to a decrease in the costs incurred for
administrative  expenses for servicing the Partnership  and its Properties.  The
decrease in operating  expenses  during the six months ended June 30, 2003,  was
partially  offset by 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.

         As a result  of the sale of the  Property  in Las  Vegas,  Nevada,  the
Partnership  recognized a gain of  approximately  $497,700 during the six months
ended June 30, 2002.  This Property had been  identified for sale as of December
31,  2001,  and  therefore,  was not subject to be  classified  as  Discontinued
Operations.

         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 a net rental loss
(rental revenues less Property  related  expenses) of $95,172 and $54,717 during
the quarter and six months ended June 30, 2002 relating to these Properties. The
Partnership sold these Properties located in Greeley,  Colorado;  Laurens, South
Carolina; and Merriam, Kansas subsequent to June 30, 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.  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,  which are currently  accounted for under the equity method.  However,
such  consolidation  is not expected to significantly  impact the  Partnership's
results of operations.


ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

         Not applicable.


ITEM 4.  CONTROLS AND PROCEDURES

         The  general  partners  maintain  a  set  of  disclosure  controls  and
procedures  designed to ensure that information  required to be disclosed in the
Partnership's  filings  under the  Securities  Exchange Act of 1934 is recorded,
processed,  summarized  and reported  within the time  periods  specified in the
Securities and Exchange  Commission's  rules and forms. The principal  executive
and  financial  officers of the  corporate  general  partner have  evaluated the
Partnership's  disclosure  controls and  procedures  as of the end of the period
covered  by this  Quarterly  Report on Form 10-Q and have  determined  that such
disclosure controls and procedures are effective.

         There was no change in internal  control over financial  reporting that
occurred during the most recent fiscal quarter that has materially affected,  or
is  reasonably  likely to materially  affect,  internal  control over  financial
reporting.




<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.)

                 31.1 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.
                      (Filed herewith.)

                 31.2 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.
                      (Filed herewith.)

                 32.1 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.)

                 32.2 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 June
                30, 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 5th day of August 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>


                                  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.)

                  31.1   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. (Filed herewith.)

                  31.2   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. (Filed herewith.)

                  32.1   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.)

                  32.2   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.)


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                                  EXHIBIT 31.1

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                                  EXHIBIT 31.2

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                                  EXHIBIT 32.1


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                                  EXHIBIT 32.2