FORM 10-Q

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

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

                 For the quarterly period ended March 31, 2002
   --------------------------------------------------------------------------

                                       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
                                     0-19144
                     ---------------------------------------


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


            Florida                                        59-2922954
--------------------------------------           ----------------------------
(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 _________




<PAGE>


                                    CONTENTS



                                                                          Page
Part I.

     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                    6-9

     Item 3.    Quantitative and Qualitative Disclosures About
                    Market Risk                                            9

Part II.

     Other Information                                                     10-11




<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                            CONDENSED BALANCE SHEETS
<TABLE>
<CAPTION>
                                                                              March 31,              December 31,
                                                                                 2002                    2001
                                                                          -------------------     -------------------

 <c>
                              ASSETS

Land and buildings on operating leases, net                                     $ 15,928,243            $ 16,023,866
Net investment in direct financing leases                                          2,385,392               2,399,329
Investment in joint ventures                                                       8,345,120               8,387,142
Cash and cash equivalents                                                          1,158,393               1,126,921
Receivables, less allowance for doubtful accounts
    of $142,406 and $150,802, respectively                                            39,985                 124,865
Due from related parties                                                                  --                  15,981
Accrued rental income, less allowance for doubtful
    accounts of $47,718, in 2002 and 2001                                            608,317                 590,190
Other assets                                                                          36,414                  40,760
                                                                          -------------------     -------------------

                                                                                $ 28,501,864            $ 28,709,054
                                                                          ===================     ===================

                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                                                                  $   24,675              $   16,859
Real estate taxes payable                                                              4,533                  13,119
Due to related parties                                                                46,080                  11,507
Distributions payable                                                                787,500                 787,500
Rents paid in advance and deposits                                                     7,393                  37,389
                                                                          -------------------     -------------------
    Total liabilities                                                                870,181                 866,374

Minority interest                                                                    139,331                 137,143

Partners' capital                                                                 27,492,352              27,705,537
                                                                          -------------------     -------------------

                                                                                $ 28,501,864            $ 28,709,054
                                                                          ===================     ===================
</TABLE>
           See accompanying notes to condensed financial statements.


<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                         CONDENSED STATEMENTS OF INCOME
<TABLE>
<CAPTION>
                                                                                        Quarter Ended
                                                                                          March 31,
                                                                                   2002               2001
                                                                               --------------    ---------------

 <c>
Revenues:
    Rental income from operating leases                                            $ 530,148          $ 482,402
    Earned income from direct financing leases                                        73,002             62,436
    Contingent rental income                                                           9,775             17,913
    Interest and other income                                                          3,793             62,533
                                                                               --------------    ---------------
                                                                                     616,718            625,284
                                                                               --------------    ---------------

Expenses:
    General operating and administrative                                              65,927            123,902
    Professional services                                                             15,383             15,251
    Real estate taxes                                                                     --              7,969
    State and other taxes                                                             28,463             40,964
    Depreciation and amortization                                                     96,036             93,442
                                                                               --------------    ---------------
                                                                                     205,809            281,528
                                                                               --------------    ---------------

Income Before Minority Interest in Income of Consolidated
     Joint Venture and Equity in Earnings of Unconsolidated
     Joint Ventures                                                                  410,909            343,756

Minority Interest in Income of Consolidated
    Joint Venture                                                                     (6,313 )           (6,673 )

Equity in Earnings of Unconsolidated Joint Ventures                                  169,719            186,256
                                                                               --------------    ---------------

Net Income                                                                         $ 574,315          $ 523,339
                                                                               ==============    ===============

Net Income Per Limited Partner Unit                                                 $   8.20           $   7.48
                                                                               ==============    ===============

Weighted Average Number of Limited Partner
    Units Outstanding                                                                 70,000             70,000
                                                                               ==============    ===============
</TABLE>
           See accompanying notes to condensed financial statements.


<PAGE>



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

                                                        Quarter Ended           Year Ended
                                                          March 31,            December 31,
                                                             2002                  2001
                                                      -------------------    ------------------

 <c>
General partners:
    Beginning balance                                        $   291,598            $  291,598
    Net income                                                        --                    --
                                                      -------------------    ------------------
                                                                 291,598               291,598
                                                      -------------------    ------------------

Limited partners:
    Beginning balance                                         27,413,939            28,530,802
    Net income                                                   574,315             2,033,137
    Distributions ($11.25 and $45.00 per
       limited partner unit, respectively)                      (787,500 )          (3,150,000 )
                                                      -------------------    ------------------
                                                              27,200,754            27,413,939
                                                      -------------------    ------------------

Total partners' capital                                     $ 27,492,352          $ 27,705,537
                                                      ===================    ==================
</TABLE>
           See accompanying notes to condensed financial statements.


<PAGE>


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

<TABLE>
<CAPTION>
                                                                                        Quarter Ended
                                                                                          March 31,
                                                                                   2002               2001
                                                                               --------------    ---------------

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

    Net Cash Provided by Operating Activities                                      $ 823,097          $ 799,487
                                                                               --------------    ---------------

    Cash Flows from Investing Activities:
       Additions to land and building on operating lease                                  --         (2,098,366 )
       Decrease in restricted cash                                                        --          2,061,560
                                                                               --------------    ---------------
              Net cash used in investing activities                                       --            (36,806 )
                                                                               --------------    ---------------

    Cash Flows from Financing Activities:
       Distributions to limited partners                                            (787,500 )         (787,500 )
       Distributions to holder of minority interest                                   (4,125 )            2,222
                                                                               --------------    ---------------
              Net cash used in financing activities                                 (791,625 )         (785,278 )
                                                                               --------------    ---------------

Net Increase (Decrease) in Cash and Cash Equivalents                                  31,472            (22,597 )

Cash and Cash Equivalents at Beginning of Quarter                                  1,126,921            868,873
                                                                               --------------    ---------------

Cash and Cash Equivalents at End of Quarter                                       $1,158,393          $ 846,276
                                                                               ==============    ===============

Supplemental Schedule of Non-Cash Financing
    Activities:

       Distributions declared and unpaid at end of
          quarter                                                                  $ 787,500          $ 787,500
                                                                               ==============    ===============
</TABLE>
           See accompanying notes to condensed financial statements.




<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2002 and 2001


1.   Basis of Presentation:

     The  accompanying   unaudited  condensed  financial  statements  have  been
     prepared  in  accordance  with  the  instructions  to Form  10-Q and do not
     include all of the information and note  disclosures  required by generally
     accepted  accounting  principles.  The  financial  statements  reflect  all
     adjustments,  consisting of normal recurring adjustments, which are, in the
     opinion of management, necessary to a fair statement of the results for the
     interim periods  presented.  Operating  results for the quarter ended March
     31, 2002 may not be  indicative of the results that may be expected for the
     year ending December 31, 2002. Amounts as of December 31, 2001, 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 VI, Ltd. (the "Partnership") for the year ended December 31, 2001.

     The  Partnership  accounts  for  its  approximate  66.14%  interest  in the
     accounts of Caro Joint Venture  using the  consolidation  method.  Minority
     interest  represents  the minority  joint venture  partner's  proportionate
     share of the equity in the Partnership's  consolidated  joint venture.  All
     significant intercompany accounts and transactions have been eliminated.

     Effective  January 1, 2002, the Partnership  adopted Statement of Financial
     Accounting  Standards No. 144 "Accounting for the Impairment or Disposal of
     Long-Lived  Assets." This  statement  requires  that a long-lived  asset be
     tested for  recoverability  whenever  events or  changes  in  circumstances
     indicate  that its  carrying  amount may not be  recoverable.  The carrying
     amount of a long-lived  asset is not  recoverable  if it exceeds the sum of
     the  undiscounted  cash flows  expected to result from the use and eventual
     disposition of the asset. The assessment is based on the carrying amount of
     the asset at the date it is tested for  recoverability.  An impairment loss
     is recognized  when the carrying  amount of a long-lived  asset exceeds its
     fair value. If an impairment is recognized, the adjusted carrying amount of
     a long-lived  asset is its new cost basis. The statement also requires that
     the results of  operations of a component of an entity that either has been
     disposed of or is classified as held for sale be reported as a discontinued
     operation if the disposal activity was initiated subsequent to the adoption
     of the Standard.



<PAGE>


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

         CNL Income  Fund VI,  Ltd.  (the  "Partnership")  is a Florida  limited
partnership  that was  organized on August 17, 1988 to acquire for cash,  either
directly or through  joint  venture  arrangements,  both newly  constructed  and
existing restaurant  properties,  as well as land upon which restaurants were to
be constructed  (the  "Properties"),  which are leased primarily to operators of
selected  national and regional  fast-food and  family-style  restaurant  chains
(collectively,  the "Properties").  The leases are triple-net  leases,  with the
lessees generally  responsible for all repairs and maintenance,  property taxes,
insurance,  and  utilities.  As of March  31,  2002,  the  Partnership  owned 38
Properties,  either  directly or indirectly  through joint venture or tenancy in
common arrangements.

Capital Resources

         The  Partnership's  primary  source of capital for the  quarters  ended
March 31, 2002 and 2001 was cash from  operations  (which includes cash received
from tenants,  distributions from joint ventures,  and interest and other income
received,  less cash paid for expenses).  Cash from  operations was $823,097 and
$799,487  for the  quarters  ended  March 31, 2002 and 2001,  respectively.  The
increase  in cash from  operations  for the  quarter  ended  March 31,  2002 was
primarily a result of changes in the  Partnership's  working capital and changes
in income and expenses described below in "Results of Operations."

         Currently,  rental income from the Partnership's Properties and any net
sales proceeds from the sale of Properties  pending  reinvestment  in additional
Properties  are invested in money market  accounts or other  short-term,  highly
liquid  investments such as demand deposit accounts at commercial  banks,  money
market  accounts and  certificates  of deposit with less than a 90-day  maturity
date, pending the Partnership's use of such funds to pay Partnership expenses or
to make  distributions  to the partners.  At March 31, 2002, the Partnership had
$1,158,393 invested in such short-term  investments as compared to $1,126,921 at
December 31, 2001.  The funds  remaining  at March 31,  2002,  after  payment of
distributions  and  other  liabilities,  will be used to meet the  Partnership's
working capital needs.

Short-Term Liquidity

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

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

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

         The Partnership  generally  distributes cash from operations  remaining
after the payment of operating  expenses of the Partnership,  to the extent that
the general partners  determine that such funds are available for  distribution.
Based on cash from  operations,  the Partnership  declared  distributions to the
limited  partners of $787,500 for each of the quarters  ended March 31, 2002 and
2001. This represents  distributions  for each applicable  quarter of $11.25 per
unit. No distributions  were made to the general partners for the quarters ended
March 31, 2002 and 2001. No amounts  distributed to the limited partners for the
quarters  ended March 31, 2002 and 2001, 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 to the
limited partners on a quarterly basis.

         Total liabilities of the Partnership,  including distributions payable,
increased to $870,181 at March 31, 2002, from $866,374 at December 31, 2001. The
general partners believe the Partnership has sufficient cash on hand to meet the
Partnership's current working capital needs.

Long-Term Liquidity

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

Results of Operations

         During the  quarter  ended  March 31,  2001,  the  Partnership  and its
consolidated joint venture, Caro Joint Venture, owned and leased 26 wholly owned
Properties  (including two Properties  which were sold during 2001).  During the
quarter ended March 31, 2002, the  Partnership  and Caro Joint Venture owned and
leased 25 wholly owned  Properties  to operators of fast-food  and  family-style
restaurant  chains.  In connection  therewith,  the  Partnership  and Caro Joint
Venture  earned  $603,150 and $544,838  during the quarters ended March 31, 2002
and 2001, respectively, in rental income from operating leases and earned income
from direct  financing  leases from these  Properties.  Rental and earned income
increased by  approximately  $45,600 during the quarter ended March 31, 2002, as
compared  to the  quarter  ended  March 31,  2001,  as a result of the fact that
during 2001, the Partnership reinvested a portion of the net sales proceeds from
the sales of several Properties in three additional Properties.

         In  addition,  the  increase  in rental  and earned  income  during the
quarter ended March 31, 2002,  as compared to the quarter ended March 2001,  was
partially  due to the fact that Phoenix  Restaurant  Group,  Inc.  ("PRG"),  the
tenant  of  two  of  the   Partnership's   Properties,   experienced   financial
difficulties during 2000. As a result,  during the quarter ended March 31, 2001,
the  Partnership   stopped  recording  rental  revenue  relating  to  these  two
Properties.  In October 2001,  PRG filed for  bankruptcy and rejected one of the
two leases it had with the  Partnership.  In December 2001, the Partnership sold
the vacant  Property,  and  reinvested  the net sales  proceeds in an additional
Property.  In addition,  the increase in rental and earned  income was partially
attributable  to the fact that the  Partnership  has  received  rental  payments
relating to the one Property not rejected by the tenant from the bankruptcy date
through  March 31, 2002.  While PRG has not  rejected or affirmed the  remaining
lease, there can be no assurance that it will not be rejected in the future. The
lost  revenues  that  would  result  if the one  remaining  lease  with PRG were
rejected  could  have an adverse  effect on the  results  of  operations  of the
Partnership if the  Partnership is not able to re-lease the Property in a timely
manner.

         During the quarter  ended March 31,  2001,  the  Partnership  owned and
leased five Properties  indirectly  through joint venture  arrangements and nine
Properties  as  tenants-in-common   with  affiliates  of  the  general  partners
(including two Properties which were sold during 2001). In addition,  during the
quarter ended March 31, 2002, the  Partnership  owned and leased five Properties
indirectly   through  joint  venture   arrangements   and  eight  Properties  as
tenants-in-common  with  affiliates  of  the  general  partners.  In  connection
therewith,  during the quarters ended March 31, 2002 and 2001,  the  Partnership
earned $169,719 and $186,256, respectively, attributable to net income earned by
these joint ventures. The decrease in net income earned by joint ventures during
the quarter  ended March 31,  2002,  as compared to the quarter  ended March 31,
2001, was partially due to the fact that in June 2001, the  Partnership  and CNL
Income  Fund IX,  Ltd.,  as  tenants-in-common,  sold the  Property  in  Dublin,
California,  in which the  Partnership  owned a 75% interest.  In addition,  the
decrease in net income earned by joint  ventures  during the quarter ended March
31, 2002,  was partially due to the fact that in October 2001,  the  Partnership
and CNL Income Fund XI, Ltd., as  tenants-in-common,  sold the Property in Round
Rock,  Texas,  in which the  Partnership  owned a 77% interest.  Each tenancy in
common  distributed  to the  Partnership  its  pro-rata  share of the net  sales
proceeds from the respective sales as a liquidating  distribution.  The decrease
in net income earned by joint ventures was partially  offset by the fact that in
July 2001, the Partnership reinvested a portion of the liquidating distributions
in an additional Property,  as  tenants-in-common  with CNL Income Fund IX, Ltd.
and CNL Income Fund XVII, Ltd. Each of the CNL Income Funds is a Florida limited
partnership and an affiliate of the general partners.

         The decrease in net income earned by joint ventures  during the quarter
ended March 31, 2002,  was also  partially due to the fact that in January 2002,
Houlihan's  Restaurant,  Inc., which leases the Property owned by Show Low Joint
Venture,  filed for bankruptcy and rejected the lease relating to this Property.
As a result,  the joint venture,  in which the Partnership  owns a 36% interest,
stopped  recording  rental income  relating to this Property.  The joint venture
will not recognize  any rental  income from this Property  until the Property is
re-leased  or the  Property  is  sold  and the  proceeds  are  reinvested  in an
additional Property. The joint venture is currently seeking a replacement tenant
or purchaser  for this  Property.  The lost revenues  resulting  from the vacant
Property  could  have an  adverse  effect  on the  equity in  earnings  of joint
ventures, if the joint venture is not able to re-lease or sell the Property in a
timely manner.

         During the quarters ended March 31, 2002 and 2001, the Partnership also
earned $3,793 and $62,533,  respectively, in interest and other income. Interest
and other  income  were  higher  during the quarter  ended  March 31,  2001,  as
compared to the quarter ended March 31, 2002,  primarily  due to higher  average
cash  balances  during  the  quarter  ended  March  31,  2001,  and  due  to the
Partnership  holding net sales proceeds  received from the 2000 sales of several
Properties until such proceeds were reinvested in additional Properties.

         Operating expenses,  including  depreciation and amortization  expense,
were  $205,809  and  $281,528  for the  quarters  ended March 31, 2002 and 2001,
respectively.  The decrease in operating expenses during the quarter ended March
31,  2002,  as compared  to the quarter  ended  March 31,  2001,  was  primarily
attributable  to a decrease  in state tax  expense  and a decrease  in the costs
incurred for  administrative  expenses for  servicing  the  Partnership  and its
Properties.

         Effective  January  1,  2002,  the  Partnership  adopted  Statement  of
Financial  Accounting  Standards  No.  144  "Accounting  for the  Impairment  or
Disposal of Long-Lived  Assets." This statement requires that a long-lived asset
be tested  for  recoverability  whenever  events  or  changes  in  circumstances
indicate that its carrying amount may not be recoverable. The carrying amount of
a long-lived  asset is not recoverable if it exceeds the sum of the undiscounted
cash flows  expected  to result  from the use and  eventual  disposition  of the
asset.  The assessment is based on the carrying  amount of the asset at the date
it is tested for  recoverability.  An  impairment  loss is  recognized  when the
carrying  amount of a long-lived  asset exceeds its fair value. If an impairment
is recognized,  the adjusted  carrying  amount of a long-lived  asset is its new
cost basis.  The  statement  also  requires  that the results of operations of a
component of an entity that either has been disposed of or is classified as held
for sale be reported as a  discontinued  operation if the disposal  activity was
initiated subsequent to the adoption of the Standard.


ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

         Not applicable.


<PAGE>


                           PART II. OTHER INFORMATION


Item 1.       Legal Proceedings.  Inapplicable.
              -----------------

Item 2.       Changes in Securities.  Inapplicable.
              ---------------------

Item 3.       Defaults 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      Certificate  of Limited  Partnership  of CNL Income
                             Fund  VI,   Ltd.   (Included   as  Exhibit  3.3  to
                             Registration  Statement  No.  33-23892 on Form S-11
                             and incorporated herein by reference.)

                    4.1      Certificate  of Limited  Partnership  of CNL Income
                             Fund  VI,   Ltd.   (Included   as  Exhibit  4.2  to
                             Registration  Statement  No.  33-23892 on Form S-11
                             and incorporated herein by reference.)

                    4.2      Agreement and Certificate of Limited Partnership of
                             CNL Income Fund VI, Ltd.  (Included  as Exhibit 4.2
                             to Form 10-K filed with the Securities and Exchange
                             Commission  on  April  1,  1996,  and  incorporated
                             herein by reference.)

                    10.1     Management  Agreement  (Included as Exhibit 10.1 to
                             Form 10-K filed with the  Securities  and  Exchange
                             Commission  on March  31,  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  Exchange  Commission on August 9, 2001,
                             and incorporated herein by reference).

                    (b)      Reports on Form 8-K

                             No  reports  on Form  8-K  were  filed  during  the
                             quarter ended March 31, 2002.



<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 8th day of May, 2002.


                                           CNL INCOME FUND VI, 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)