<PAGE>

                    U.S. SECURITIES AND EXCHANGE COMMISSION
                             Washington D.C.  20549

                                  FORM 10-QSB

(Mark One)
[X]   QUARTERLY REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT
      OF 1934


               For the quarterly period ended   March 31, 2000
                                             ------------------


[ ]   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE EXCHANGE ACT


          For the transition period from ____________ to ____________

                       Commission file number 0-17576
                                             ---------


          WINDSOR PARK PROPERTIES 6, A CALIFORNIA LIMITED PARTNERSHIP
          -----------------------------------------------------------
       (Exact name of small business issuer as specified in its charter)


           California                                     33-0299846
-------------------------------                ---------------------------------
(State or other jurisdiction of                (IRS Employer Identification No.)
incorporation or organization)

           6160 So. Syracuse Way, Greenwood Village, Colorado  80111
           ---------------------------------------------------------
                   (Address of principal executive offices)



                                (303) 741-3707
                                --------------
                          (Issuer's telephone number)



Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Exchange Act during the past 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  (  )
     ---         ----

Transitional small business disclosure format (check one): Yes [  ]  No [X]



<PAGE>

                               TABLE OF CONTENTS

                                    PART I
                                    ------


                                                                        Page
                                                                        ----

Item 1.   Financial Statements                                            2

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

                                    PART II

Item 3.   Legal Proceedings                                               8

Item 4.   Submission of Matters to a Vote of Security Holders             9

Item 6.   Exhibits and Reports on Form 8-K                                9

          SIGNATURE                                                      10



<PAGE>

                                    PART I

Certain matters discussed under "Management's Discussion and Analysis of
Financial Condition and Results of Operations" and elsewhere in this Quarterly
Report on Form 10-QSB may constitute forward-looking statements, and as such
involve known and unknown risks, uncertainties and other factors which may cause
the actual results, performance or achievements of Windsor Park Properties 6, A
California Limited Partnership, to be materially different from any future
results, performance or achievements expressed or implied by such forward-
looking statements.



                                       1
<PAGE>

Item 1.  Financial Statements
-------

                           WINDSOR PARK PROPERTIES 6
                           -------------------------
                      (A California Limited Partnership)

                                 BALANCE SHEET
                                 -------------
<TABLE>
<CAPTION>


ASSETS                                                                               March 31, 2000
------                                                                               --------------
<S>                                                                                  <C>
Property held for sale, net                                                             $ 1,515,200
Investments in joint ventures and limited partnerships held for sale                      4,492,000
Cash and cash equivalents                                                                   488,600
Other assets                                                                                268,700
                                                                                     --------------
Total Assets                                                                            $ 6,764,500
                                                                                     ==============
LIABILITIES AND PARTNERS' EQUITY
--------------------------------
Liabilities:
   Accounts payable                                                                          20,300
   Accrued expenses                                                                          92,000
   Other liabilities                                                                          8,900
   Due to general partners and affiliates                                                    84,900
                                                                                     --------------
Total Liabilities                                                                           206,100
                                                                                     --------------
Partners' Equity:
   Limited partners                                                                       6,552,900
   General partners                                                                           5,500
                                                                                     --------------
Total Partners' Equity                                                                    6,558,400
                                                                                     --------------
Total Liabilities and Partners' Equity                                                  $ 6,764,500
                                                                                     ==============
</TABLE>

                See accompanying notes to financial statements.

                                       2
<PAGE>


                           WINDSOR PARK PROPERTIES 6
                           -------------------------
                      (A California Limited Partnership)

                           STATEMENTS OF OPERATIONS
                           ------------------------

<TABLE>
<CAPTION>


                                                                        Three Months Ended March 31,
                                                                      --------------------------------
                                                                         2000                   1999
                                                                      ---------              ---------
<S>                                                                   <C>                    <C>
REVENUES
--------
Rent and utilities                                                    $ 122,400              $ 127,200
Equity in earnings of joint ventures and limited partnerships            83,200                106,600
Interest                                                                  2,100                  1,700
Other                                                                     5,100                  2,700
                                                                      ---------              ---------
                                                                        212,800                238,200
                                                                      ---------              ---------
COSTS AND EXPENSES
------------------
Property operating expenses                                              99,500                 54,100
Depreciation                                                             36,300                 32,900
General and administrative:
   Related parties                                                        5,800                  4,600
   Other                                                                 41,400                 17,900
                                                                      ---------              ---------
                                                                        183,000                109,500
                                                                      ---------              ---------
Net income                                                            $  29,800              $ 128,700
                                                                      =========              =========
Net income - general partners                                         $     300              $   1,300
                                                                      =========              =========
Net income - limited partners                                         $  29,500              $ 127,400
                                                                      =========              =========
Basic and diluted earnings per limited partnership unit               $    0.10              $    0.44
                                                                      =========              =========
</TABLE>

                See accompanying notes to financial statements.

                                       3

<PAGE>



                           WINDSOR PARK PROPERTIES 6
                           -------------------------
                      (A California Limited Partnership)

                           STATEMENTS OF CASH FLOWS
                           ------------------------

<TABLE>
<CAPTION>


                                                                                        Three Months Ended March 31,
                                                                                     ---------------------------------
                                                                                        2000                    1999
                                                                                     ----------              ---------
<S>                                                                                  <C>                     <C>
Cash flows from operating activities:
   Net income                                                                        $   29,800              $ 128,700
   Adjustments to reconcile net income to net cash
   provided by operating activities:
      Depreciation                                                                       36,300                 32,900
      Equity in earnings of joint ventures and limited partnerships                     (83,200)              (106,600)
      Joint ventures' and limited partnerships cash distributions                        83,200                106,600
   Changes in operating assets and liabilities:
      (Increase) decrease in other assets                                               (62,900)                 2,300
      Increase (decrease) in accounts payable                                            20,300                 (1,400)
      Increase in accrued expenses                                                        7,700                 17,900
      Increase (decrease) in due to general partner and affiliates                        1,000                 12,100
      Decrease in other liabilities                                                      (1,700)                  (100)
                                                                                     ----------              ---------
Net cash provided by operating activities                                                30,500                192,400
                                                                                     ----------              ---------
Cash flows from investing activities:
   Joint ventures' and limited partnerships' cash distributions                         109,800                 10,600
   Increase in property held for investment                                              (3,600)                (8,500)
   Investment in joint venture and limited partnerships                                     100                   (100)
                                                                                     ----------              ---------
   Net cash provided by investing activities                                            106,300                  2,000
                                                                                     ----------              ---------
Cash flows from financing activities:
   Cash distributions to partners                                                             -               (303,000)
   Repurchase of limited partnership units                                               (1,100)               (14,300)
                                                                                     ----------              ---------
Net cash used in financing activities                                                    (1,100)              (317,300)
                                                                                     ----------              ---------
Net increase (decrease) in cash and cash equivalents                                 $  135,700              $(122,900)

Cash and cash equivalents at beginning of period                                        352,900                265,900
                                                                                     ----------              ---------
Cash and cash equivalents at end of period                                           $  488,600              $ 143,000
                                                                                     ==========              =========
</TABLE>

                See accompanying notes to financial statements.

                                       4

<PAGE>

                           WINDSOR PARK PROPERTIES 6
                           -------------------------
                      (A California Limited Partnership)
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------


NOTE 1.  THE PARTNERSHIP
         ----------------

Windsor Park Properties 6, A California Limited Partnership (the "Partnership"),
was formed in June 1988 for the purpose of acquiring and holding existing
manufactured home communities for investment.  The general partners of the
Partnership are The Windsor Corporation, a California corporation ("TWC"), and
John A. Coseo, Jr. (together with TWC, the "General Partners").  In September
1997, Chateau Communities, Inc., a publicly held real estate investment trust
("Chateau"), purchased 100% of the outstanding shares of capital stock of TWC.

The Partnership was funded through a public offering of 300,000 limited
partnership units at $100 per unit which commenced in September 1988 and
terminated in June 1990. Pursuant to the Agreement of Limited Partnership (the
"Partnership Agreement") of the Partnership, the term of the Partnership expired
on December 31, 1999. As a result, in accordance with the terms of the
Partnership Agreement and California law, the General Partners were required (i)
to develop a plan of liquidation for the Partnership's assets and to liquidate
and dissolve the Partnership or (ii) to take such steps as are necessary to
extend the term of the Partnership in order to enable it to continue as a going
concern.

Accordingly, the General Partners have approved, and recommend that the
Partnership proceed with, a plan of liquidation (the "Plan of Liquidation"),
pursuant to which the Partnership will sell its wholly-owned property and its
partial ownership interests in five other properties (collectively, the
"Properties") to N'Tandem Trust, a California business trust ("N'Tandem"), and,
thereafter, make liquidating distributions to the partners in accordance with
the terms of the Partnership Agreement (together, the "Proposed Transactions").
On March 22, 2000, the General Partners mailed to the Limited Partners a Consent
Solicitation Statement describing the Proposed Transactions and requesting the
consent of such Limited Partners to the Proposed Transactions.  The consummation
of the Proposed Transactions was subject to the satisfaction of certain
conditions, including the approval of both proposals by a majority-in-interest
of the Partnership's Limited Partners.  On April 28, 2000, the Limited Partners
approved the Proposed Transactions.  The General Partners anticipate that the
sale of the Properties will close on or before May 31, 2000 and that final
liquidating distributions to the partners will be made on or before June 30,
2000.

NOTE 2.  BASIS OF PRESENTATION
         ---------------------

The balance sheet at March 31, 2000 and the related statements of operations for
the three months ended March 31, 2000 and 1999 and the statements of cash flows
for the three months ended March 31, 2000 and 1999 are unaudited. However, in
the opinion of the General Partners, they contain all adjustments, of a normal
recurring nature, necessary for a fair presentation of such financial
statements.  Interim results are not necessarily indicative of results for a
full year.

The financial statements and notes are presented as permitted by Form 10-QSB and
do not contain certain information included in the Partnership's annual
financial statements and notes on Form 10-KSB for the year ended December 31,
1999.


                                       5
<PAGE>

NOTE 3.  INVESTMENTS IN JOINT VENTURES AND LIMITED PARTNERSHIPS
         ------------------------------------------------------

The Partnership's investments in joint ventures and limited partnerships consist
of interests in five manufactured home communities.  The combined condensed
results of operations of these properties for the three months ended March 31,
2000 and 1999 are as follows:

<TABLE>
<CAPTION>


                                                    2000                    1999
                                            ---------------------  ------------------------
<S>                                         <C>                    <C>
Property revenues                           $           1,521,800  $              1,478,900
                                            ---------------------  ------------------------
Expenses:
   Property operating                                     731,900                   647,600
   Interest                                               376,700                   346,500
   Depreciation                                           218,100                   223,200
   General and administrative                               1,200                     1,700
                                            ---------------------  ------------------------
                                                        1,327,900                 1,219,000
                                            ---------------------  ------------------------
Net income                                  $             193,900  $                259,900
                                            =====================  ========================

</TABLE>

NOTE 4.  BASIC AND DILUTED EARNINGS PER LIMITED PARTNERSHIP UNIT
         -------------------------------------------------------

Basic and diluted earnings per limited partnership unit is calculated based on
the weighted average number of limited partnership units outstanding during the
period and the net income allocated to the Limited Partners.  The weighted
average number of limited partnership units outstanding during the three months
ended March 31, 2000 and 1999 was 286,581 and 289,059 respectively.

NOTE 5.  DISTRIBUTIONS TO LIMITED PARTNERS
         ---------------------------------

Distributions to Limited Partners in excess of net income allocated to Limited
Partners are considered a return of capital.  There were no distributions to
Limited Partners in the first quarter of 2000 due to the pending liquidation of
the Partnership which will result in the payment of final liquidating
distributions to Limited Partners.  A breakdown of cash distributions to Limited
Partners for the three months ended March 31, 1999 follows:

<TABLE>
<CAPTION>

                                                          1999
                                           ---------------------------------
                                                                      Per
                                             Amount                  Unit
                                           ---------               ---------
<S>                                        <C>                        <C>
Net income
  Limited Partners                         $ 127,400               $    0.44
Return of capital                            172,600                    0.60
                                           ---------               ---------
Total distributions                        $ 300,000               $    1.04
                                           =========               =========
</TABLE>

                                       6
<PAGE>

Item 2.
-------

               MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
               -------------------------------------------------
                      CONDITION AND RESULTS OF OPERATIONS
                      -----------------------------------

Three months ended March 31, 2000 as compared to three months ended March 31,
-----------------------------------------------------------------------------
2000
----

The following discussion should be read in conjunction with the financial
statements and notes thereto included elsewhere in this Form 10-QSB.

Results of Operations
---------------------

The Partnership realized net income of $29,800 and $128,700 for the three months
ended March 31, 2000 and 1999, respectively.  Net income per limited partnership
unit was $0.10 in 2000 and $0.44 in 1999.

Rent and utilities revenues decreased from $127,200 in 1999 to $122,400 in 2000
due mainly to a decrease in occupancy at the Chisholm Creek property from 100%
in 1999 to 93% in 2000.

Equity in earnings of joint ventures and limited partnerships represents the
Partnership's share of the net income of five manufactured home communities.
Equity in earnings of joint ventures and limited partnerships decreased from
$106,600 in 1999 to $83,200 in 2000 due to increased bad debt expense at the
Rancho Margate property and increased utility expenses at the Garden Walk
property.

Interest income increased from $1,700 in 1999 to $2,100 in 2000 due mainly to
higher cash balances maintained by the Partnership.

Property operating expenses increased from $54,100 in 1999 to $99,500 in 2000
due mainly to an increase in marketing expenses at the Chisholm Creek property.

General and administrative expenses increased from $22,500 in 1999 to $47,200 in
2000 primarily due to an increase in legal expenses.

Liquidity and Capital Resources
-------------------------------

The Partnership's primary sources of liquidity during the three months ended
March 31, 2000 were its cash flow generated from the operation of its
communities and distributions from investments in joint ventures and limited
partnerships. Net cash provided by operating activities was $30,500 and $192,400
for the three months ended March 31, 2000 and 1999, respectively.  At March 31,
2000, the Partnership's cash amounted to $488,600.

The Partnership's principal long-term liquidity requirement will be the
repayment of principal on its proportionate share of outstanding joint venture
mortgage debt.   At March 31, 2000, the Partnership's proportionate share of
joint venture and limited partnership debt was $6,305,500, consisting entirely
of variable rate debt.  The average rate of interest on the variable rate debt
was 9.15% at March 31, 2000.

The future sources of liquidity for the Partnership will be from property
operations, cash reserves and ultimately from the sale of communities and
investments in joint ventures and limited partnerships. The Partnership expects
to meet its short-term liquidity requirements, including capital expenditures,
administration expenses, and distributions to partners, from cash flow provided
from property operations and distributions from investments in joint ventures
and limited partnerships.  The Partnership expects to meet its long-term
liquidity requirement through the sale of its communities and investments in
joint ventures and limited partnerships, and cash reserves.



                                       7
<PAGE>

Inflation
---------

All of the leases or terms of tenants' occupancies at the properties allow for
at least annual rental adjustments.  In addition, all of the leases are month-
to-month and enable the Partnership to seek market rentals upon reletting the
sites.  Such leases generally minimize the risk to the Partnership of any
adverse effect of inflation.

                                    PART II
                                    -------

Item 3.  LEGAL PROCEEDINGS
         -----------------

On May 10, 1999, Ira Gaines, a limited partner of Windsor Park Properties 4, a
California Limited Partnership ("Windsor 4"), filed a purported class action and
derivative complaint (the "Complaint"), on behalf of himself and other similarly
situated limited partners, against the General Partners, in their capacity as
the general partners of Windsor 4, and the Directors and the President of TWC,
the managing General Partner of Windsor 4, in the Superior Court of the State of
California, County of San Diego.  The Complaint asserted causes of action
arising out of the sale by Windsor 4 of its properties and other assets to
N'Tandem and the subsequent liquidation of Windsor 4 in accordance with its
partnership agreement and alleged the following: (i) wrongful failure to
liquidate timely Windsor 4 in that its term expired on December 31, 1997, thus
allegedly tying up the limited partners' money for longer than was contemplated
or allowed under the agreement of limited partnership of Windsor 4; (ii) breach
of fiduciary duty owed by the defendants to Windsor 4 and its limited partners
by allegedly failing to take steps to assure the entire fairness of the
transaction and that the selling prices for Windsor 4's assets fairly and
adequately represented their present value; and (iii) breach of the agreement of
limited partnership of Windsor 4 by allegedly proposing to sell partnership
assets to a sponsor of Windsor 4 without prior consent of the limited partners.

On December 3, 1999, Mr. Gaines, also a limited partner of the Partnership and
Windsor Park Properties 3, a California Limited Partnership ("Windsor 3"),
amended the Complaint, in response to the Proposed Transactions of the
Partnership and similar transactions separately proposed with respect to Windsor
3, by filing an amended purported class action and derivative complaint (the
"Amended Complaint") in the Superior Court of the State of California, County of
San Diego, on behalf of himself and other similarly situated limited partners,
against the General Partners, in their capacity as the general partners of the
Partnership, Windsor 4 and Windsor 3, and the Directors and the President of
TWC. In addition to the original allegations set forth in the Complaint
concerning Windsor 4, the Amended Complaint also alleges generally breach of
fiduciary duty and contractual duties owed by the defendants to the Partnership
and Windsor 3 and their limited partners by allegedly failing to take steps to
ensure the entire fairness of the transactions by proposing to sell such
partnerships' assets at prices that were improperly discounted from their
appraised values and without taking steps to seek out alternative purchasers or
otherwise maximize value to the limited partners. The Complaint and the Amended
Complaint both sought monetary damages, an award of expenses, dissolution of
Windsor 4, and the appointment of an independent liquidating trustee to
liquidate Windsor 4's assets.

Although the General Partners dispute each claim set forth in the Complaint and
Amended Complaint, they concluded that the further defense of this action would
be protracted, expensive and distracting to their operations.  To that end, on
February 17, 2000, the General Partners executed a settlement agreement with Mr.
Gaines and the class he sought to represent providing for the total payment by
the defendants of more than $1 million, plus the costs of administering the
settlement fund (including the mailing of notice to class members), in return
for releases from all actual and potential claims concerning the management or
operation of the Partnership, Windsor 4 and Windsor 3 against all of the
defendants and any affiliated persons or entities.  On May 2, 2000, the Superior
Court approved the settlement and entered a Final Order and Judgment discharging
all claims and enjoining the class from commencing suit at any time on any claim
related to the operation or management of the Partnership, Windsor 4 and Windsor
3.  In connection with the settlement, the Court awarded plaintiffs' counsel
one-third of the aggregate settlement amount as attorney's fees, plus expenses.
As a result, the General Partners estimate that those Limited Partners who did
not elect



                                       8
<PAGE>

to exclude themselves from the class will receive, after payment of estimated
attorney's fees and expenses to plaintiffs' counsel, an amount of approximately
$1.85 per unit of limited partner interest.

Item 4.  SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
         ---------------------------------------------------

On March 22, 2000, the General Partners mailed to the Limited Partners a Consent
Solicitation Statement describing the Proposed Transactions and requesting the
consent of such Limited Partners to the Proposed Transactions (the
"Solicitation").  In the Solicitation, the General Partners sought the consent
of the Limited Partners to the proposed sale of the Partnership's Properties
(the "Sales") to N'Tandem and the proposed liquidation of the Partnership
pursuant to a plan of liquidation (the "Plan of Liquidation") following such
Sales.

On April 28, 2000, the Limited Partners approved the Proposed Transactions.  The
results of the Solicitation as of the close of the solicitation period were as
follows: (i) Limited Partners holding 174,290 units of limited partner interest
in the Partnership ("Units"), representing 59.75% of all issued and outstanding
Units, returned consent forms, (ii) Limited Partners holding 91.26% of all Units
for which consent forms were received consented to the Sales, (iii) Limited
Partners holding 91.23% of all Units for which consent forms were received
consented to the Plan of Liquidation, (iv) Limited Partners holding 7.39% of all
Units for which consent forms were received withheld their consent to the Sales,
(v) Limited Partners holding 7.39% of Units for which consent forms were
received withheld their consent to the Plan of Liquidation, (vi) Limited
Partners holding 1.33% of all Units for which consent forms were received
abstained from consenting to the Sales, and (vii) Limited Partners holding 1.33%
of all Units for which consent forms were received abstained from consenting to
the Plan of Liquidation.

The General Partners anticipate that the Sales will close on or before May 31,
2000 and that, in accordance with the Plan of Liquidation, final liquidating
distributions to partners will be made on or about June 30, 2000.

Item 6.  EXHIBITS AND REPORTS ON FORM 8-K
         --------------------------------

         a) Exhibits and Index of Exhibits

              (27)  Financial Data Schedule

         b) Reports on Form 8-K

              None



                                       9
<PAGE>

                                   SIGNATURE



In accordance with the requirements of the Exchange Act, the registrant caused
this report to be signed on its behalf by the undersigned, thereunto duly
authorized.


                      WINDSOR PARK PROPERTIES 6,
                      A California Limited Partnership

                      By:  The Windsor Corporation, its Managing General Partner


                      By /s/ Steven G. Waite
                         --------------------------------
                         STEVEN G. WAITE
                         President



Date:  May 15, 2000



                                       10