FORM 10-Q

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

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

               For the quarterly period ended September 30, 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>


                                                                            September 30,           December 31,
                                                                                 2003                   2002
                                                                          -------------------    -------------------

 <c>
                              ASSETS

  Real estate properties with operating leases, net                            $  23,521,136          $  24,081,481
  Net investment in direct financing leases                                        5,986,820              5,830,462
  Investment in joint ventures                                                     4,479,183              4,513,911
  Cash and cash equivalents                                                        1,288,229              1,328,466
  Receivables, less allowance for doubtful accounts of $6,751 in
      2003                                                                             2,476                 20,276
  Accrued rental income, less allowance for doubtful
      accounts of $48,635 in 2003 and 2002                                         2,582,865              2,462,242
  Other assets                                                                        71,670                 60,019
                                                                          -------------------    -------------------

                                                                               $  37,932,379          $  38,296,857
                                                                          ===================    ===================

                 LIABILITIES AND PARTNERS' CAPITAL

  Accounts payable and accrued expenses                                         $     17,184            $     7,365
  Real estate taxes payable                                                              953                 19,009
  Distributions payable                                                              928,130                928,130
  Due to related parties                                                              24,766                 21,304
  Rents paid in advance and deposits                                                 205,916                175,204
  Deferred rental income                                                              25,965                 23,889
                                                                          -------------------    -------------------
      Total liabilities                                                            1,202,914              1,174,901

  Partners' capital                                                               36,729,465             37,121,956
                                                                          -------------------    -------------------

                                                                               $  37,932,379          $  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                 Nine Months Ended
                                                             September 30,                   September 30,
                                                         2003             2002           2003            2002
                                                     -------------    -------------  --------------  --------------

 <c>
  Revenues:
      Rental income from operating leases               $ 724,690        $ 753,292     $ 2,167,381      $2,093,656
      Earned income from direct financing leases          154,188           80,406         459,686         418,038
      Contingent rental income                             13,005           14,072          41,682          30,320
      Interest and other income                               466              745           3,111           7,751
                                                     -------------    -------------  --------------  --------------
                                                          892,349          848,515       2,671,860       2,549,765
                                                     -------------    -------------  --------------  --------------

  Expenses:
      General operating and administrative                 64,073           71,320         217,630         235,192
      Property related                                      8,879           11,458          16,586          50,989
      Management fees to related parties                   10,197           10,108          30,280          29,315
      State and other taxes                                 1,819               --          51,618          36,917
      Depreciation and amortization                       100,679           92,621         297,861         274,669
                                                     -------------    -------------  --------------  --------------
                                                          185,647          185,507         613,975         627,082
                                                     -------------    -------------  --------------  --------------

  Income Before Gain on Sale of Assets and
      Equity in Earnings of Joint Ventures                706,702          663,008       2,057,885       1,922,683

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

  Equity in Earnings of Joint Ventures                    113,732          118,922         334,014         285,866
                                                     -------------    -------------  --------------  --------------

  Income from Continuing Operations                       820,434          781,930       2,391,899       2,706,238
                                                     -------------    -------------  --------------  --------------

  Discontinued Operations:
      Income (Loss) from discontinued operations               --           17,588              --         (37,126 )
      Gain on disposal of discontinued operations              --          271,909              --         271,909
                                                     -------------    -------------  --------------  --------------
                                                               --          289,497              --         234,783
                                                     -------------    -------------  --------------  --------------

  Net Income                                            $ 820,434      $ 1,071,427     $ 2,391,899      $2,941,021
                                                     =============    =============  ==============  ==============

  Income Per Limited Partner Unit:
      Continuing operations                              $   0.18         $   0.18       $    0.53        $   0.60
      Discontinued operations                                  --             0.06              --            0.05
                                                     -------------    -------------  --------------  --------------

                                                         $   0.18         $   0.24       $    0.53        $   0.65
                                                     =============    =============  ==============  ==============

  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>

                                                      Nine Months Ended          Year Ended
                                                        September 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                                                  2,391,899             3,729,454
    Distributions ($0.62 and $0.83 per
       limited partner unit, respectively)                     (2,784,390 )          (3,712,520 )
                                                    ----------------------    ------------------
                                                               36,520,210            36,912,701
                                                    ----------------------    ------------------

Total partners' capital                                   $    36,729,465         $  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>

                                                                                          Nine Months Ended
                                                                                            September 30,
                                                                                     2003                  2002
                                                                                ----------------      ----------------

 <c>
Net Cash Provided by Operating Activities                                          $  2,757,278          $  2,594,015
                                                                                ----------------      ----------------

Cash Flows from Investing Activities:
    Increase in restricted cash                                                              --            (1,304,826 )
    Additions to real estate properties with operating leases                                --            (1,283,608 )
    Proceeds from sale of assets                                                             --             2,605,596
    Payment of lease costs                                                              (13,125 )                  --
                                                                                ----------------      ----------------
       Net cash provided by (used in) investing activities                              (13,125 )              17,162
                                                                                ----------------      ----------------

Cash Flows from Financing Activities:
    Distributions to limited partners                                                (2,784,390 )          (2,784,390 )
                                                                                ----------------      ----------------
       Net cash used in financing activities                                         (2,784,390 )          (2,784,390 )
                                                                                ----------------      ----------------

Net Decrease in Cash and Cash Equivalents                                               (40,237 )            (173,213 )

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

Cash and Cash Equivalents at End of Period                                         $  1,288,229           $   866,003
                                                                                ================      ================

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 Nine Months Ended September 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 nine months  ended  September  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,  the Financial  Accounting  Standards  Board  ("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  ending after  December  15,  2003.  The
         general partners believe adoption of this standard may result in either
         consolidation   or   additional   disclosure    requirements   of   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.

         In May 2003,  the FASB issued FASB Statement No. 150,  "Accounting  for
         Certain Financial  Instruments with Characteristics of both Liabilities
         and Equity"  ("FAS  150").  FAS 150  establishes  standards  for how an
         issuer  classifies  and measures  certain  financial  instruments  with
         characteristics  of both  liabilities and equity.  FAS 150 will require
         issuers to classify  certain  financial  instruments as liabilities (or
         assets  in some  circumstances)  that  previously  were  classified  as
         equity.  One  requirement  of FAS 150 is that  minority  interests  for
         majority  owned finite lived  entities be classified as a liability and
         recorded at fair market value. FAS 150 initially applied immediately to
         all financial  instruments entered into or modified after May 31, 2003,
         and  otherwise  was  effective at the  beginning  of the first  interim
         period beginning after June 15, 2003.  Effective  October 29, 2003, the
         FASB  deferred  implementation  of FAS 150 as it  applies  to  minority
         interests  of  finite  lived   Partnerships.   The  deferral  of  these
         provisions  is expected to remain in effect while these  interests  are
         addressed  in either  Phase II of the  FASB's  Liabilities  and  Equity
         project  or  Phase  II of the  FASB's  Business  Combinations  project;
         therefore,   no  specific  timing  for  the   implementation  of  these
         provisions  has  been  stated.  The  implementation  of  the  currently
         effective   aspects   of  FAS  150  did  not  have  an  impact  on  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 September 30, 2002
and  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 $2,757,278 and $2,594,015 for the
nine months ended  September 30, 2003 and 2002,  respectively.  At September 30,
2003, the Partnership had $1,288,229 in cash and cash  equivalents,  as compared
to $1,328,466 at December 31, 2002. At September 30, 2003, these funds were held
in demand deposit accounts at commercial banks. The funds remaining at September
30, 2003, after the payment of distributions and other liabilities, will be used
to invest in an additional Property or 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 $2,784,390 for each of the nine
months ended  September  30, 2003 and 2002,  ($928,130  for each of the quarters
ended September 30, 2003 and 2002).  This represents  distributions of $0.62 per
unit for the nine months ended September 30, 2003 and 2002,  ($0.21 per unit for
each applicable quarter). No distributions were made to the general partners for
the  quarters  and nine months  ended  September  30, 2003 and 2002.  No amounts
distributed to the limited partners for the nine months ended September 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,  including distributions payable, were $1,202,914 at
September 30, 2003, as compared to $1,174,901 at 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  $2,627,067  during the nine months ended
September 30, 2003,  as compared to  $2,511,694  during the same period of 2002,
$878,878 and $833,698 of which were earned during the third quarters of 2003 and
2002,  respectively.  Rental  revenues  were higher  during the quarter and nine
months ended September 30, 2003 because,  in 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 $41,682 in contingent  rental income during
the nine months ended September 30, 2003, as compared to $30,320 during the same
period of 2002,  $13,005  and  $14,072  of which  were  earned  during the third
quarters  of 2003 and 2002,  respectively.  The  increase in  contingent  rental
income during the nine months ended  September 30, 2003, as compared to the same
period 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 $334,014  attributable to net income earned
by  unconsolidated  joint  ventures  during the nine months ended  September 30,
2003,  as  compared to $285,866  during the same  period of 2002,  $113,732  and
$118,922  of which  were  earned  during  the third  quarters  of 2003 and 2002,
respectively.  Net income  earned by joint  ventures  was lower  during the nine
months ended  September  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 first quarter of
2002.  The joint venture also  recorded a provision for  write-down of assets of
approximately  $65,800. The provision represented the difference between the net
carrying value of the Property and its estimated  fair value.  During the second
quarter of 2002, the tenant resumed,  and has continued,  making rental payments
to the joint venture.

         Operating expenses,  including  depreciation and amortization  expense,
were  $613,975  during the nine months ended  September 30, 2003, as compared to
$627,082  during the same period of 2002,  $185,647  and  $185,507 of which were
incurred  during the third  quarters of 2003 and 2002,  respectively.  Operating
expenses were lower during the nine months ended  September  30, 2003,  due to a
decrease in  Property  expenses  resulting  from the 2002 sale of one of the two
vacant  Properties owned by the Partnership,  and the 2003 re-lease of the other
vacant Property.  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 nine months ended  September  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
nine months ended  September 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 nine months
ended  September 30, 2002.  This Property was identified for sale as of December
31, 2001.  Because this  Property was  identified  for sale prior to the January
2002  implementation  of  Statement of Financial  Accounting  Standards  No. 144
"Accounting for the Impairment or Disposal of Long-Lived Assets", the results of
operations  relating to this Property  were  included as Income from  Continuing
Operations in the accompanying financial statements.

         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 and provision for write-down of
assets) of $17,588 during the quarter ended  September 30, 2002 and a net rental
loss of $37,126  during the nine months ended  September  30, 2002,  relating to
these  Properties.  The  reduced  net rental  income  during the  quarter  ended
September  30,  2002  and the net  rental  loss  during  the nine  months  ended
September  30, 2002 was a result of the  Partnership  recording  provisions  for
write-down of assets of  approximately  $19,600 and $143,100  during the quarter
and nine months ended September 30, 2002, respectively. The Partnership recorded
these  provisions in  anticipation  of the August and November 2002 sales of the
Properties in Laurens,  South Carolina and Merriam,  Kansas,  respectively.  The
provision  represented  the  difference  between the net  carrying  value of the
Property and its estimated fair value.  The Partnership had recorded  provisions
for write-down of assets relating to the Property in Laurens,  South Carolina in
previous  periods.  The  Partnership  sold the  Properties  located in  Greeley,
Colorado  and  Laurens,  South  Carolina  during  the third  quarter of 2002 and
recognized a net gain on disposal of assets of approximately $271,900.

         In January 2003,  the Financial  Accounting  Standards  Board  ("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 ending after December 15,
2003.  The general  partners  believe  adoption of this  standard  may result in
either consolidation or additional disclosure  requirements of 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.

         In May 2003,  the FASB issued FASB Statement No. 150,  "Accounting  for
Certain  Financial  Instruments  with  Characteristics  of both  Liabilities and
Equity" ("FAS 150"). FAS 150 establishes  standards for how an issuer classifies
and  measures  certain  financial   instruments  with  characteristics  of  both
liabilities  and  equity.  FAS 150 will  require  issuers  to  classify  certain
financial  instruments as  liabilities  (or assets in some  circumstances)  that
previously  were  classified  as  equity.  One  requirement  of FAS  150 is that
minority  interests for majority  owned finite lived entities be classified as a
liability  and  recorded  at  fair  market  value.  FAS  150  initially  applied
immediately to all financial  instruments entered into or modified after May 31,
2003,  and otherwise was effective at the beginning of the first interim  period
beginning  after June 15, 2003.  Effective  October 29, 2003,  the FASB deferred
implementation  of FAS 150 as it applies to minority  interests  of finite lived
Partnerships.  The deferral of these  provisions is expected to remain in effect
while these interests are addressed in either Phase II of the FASB's Liabilities
and  Equity  project or Phase II of the FASB's  Business  Combinations  project;
therefore,  no specific timing for the  implementation  of these  provisions has
been stated.  The  implementation of the currently  effective aspects of FAS 150
did not have an impact on 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
                 September 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 10th day of November, 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.)


<PAGE>



                                  EXHIBIT 31.1
<PAGE>
                                  EXHIBIT 31.2

<PAGE>
                                  EXHIBIT 32.1

<PAGE>

                                  EXHIBIT 32.2