FORM 10-Q

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

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

                  For the quarterly period ended June 30, 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               5-7

     Item 2.   Management's Discussion and Analysis of Financial
                   Condition and Results of Operations                   8-11

     Item 3.   Quantitative and Qualitative Disclosures About
                   Market Risk                                           11

Part II.

     Other Information                                                   12




<PAGE>

                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                            CONDENSED BALANCE SHEETS
<TABLE>
<CAPTION>

                                                                               June 30,              December 31,
                                                                                 2002                    2001
                                                                           ------------------     -------------------

 <c>
                              ASSETS

Land and buildings on operating leases, net                                    $  15,832,620           $  16,023,866
Net investment in direct financing leases                                          2,371,042               2,399,329
Investment in joint ventures                                                       8,575,348               8,387,142
Cash and cash equivalents                                                            773,763               1,126,921
Receivables, less allowance for doubtful accounts
    of $142,767 and $150,802, respectively                                            33,444                 124,865
Due from related parties                                                                  --                  15,981
Accrued rental income, less allowance for doubtful
    accounts of $47,718, in 2002 and 2001                                            625,992                 590,190
Other assets                                                                          53,244                  40,760
                                                                           ------------------     -------------------

                                                                               $  28,265,453           $  28,709,054
                                                                           ==================     ===================

                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                                                               $      17,922            $     16,859
Real estate taxes payable                                                              6,374                  13,119
Due to related parties                                                                22,745                  11,507
Distributions payable                                                                787,500                 787,500
Rents paid in advance and deposits                                                     6,743                  37,389
                                                                           ------------------     -------------------
    Total liabilities                                                                841,284                 866,374

Minority interest                                                                    138,777                 137,143

Partners' capital                                                                 27,285,392              27,705,537
                                                                           ------------------     -------------------

                                                                               $  28,265,453           $  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                     Six Months Ended
                                                                         June 30,                           June 30,
                                                                 2002               2001             2002             2001
                                                             --------------    ---------------   --------------  ---------------

 <c>
Revenues:
    Rental income from operating leases                         $  514,447         $  519,288      $ 1,054,370      $ 1,019,603
    Earned income from direct financing leases                      72,589             34,506          145,591           96,942
    Interest and other income                                        5,258             11,106            9,051           73,639
                                                             --------------    ---------------   --------------  ---------------
                                                                   592,294            564,900        1,209,012        1,190,184
                                                             --------------    ---------------   --------------  ---------------

Expenses:
    General operating and administrative                            61,050             76,652          137,166          206,780
    Property expenses                                               18,637             57,427           23,831           74,421
    State and other taxes                                              173              4,434           28,636           45,398
    Depreciation and amortization                                   96,036             92,832          192,072          186,274
    Provision for write-down of assets                                  --            263,344               --          263,344
                                                             --------------    ---------------   --------------  ---------------
                                                                   175,896            494,689          381,705          776,217
                                                             --------------    ---------------   --------------  ---------------

Income Before Loss on Sale of Assets, Minority
     Interest in Income of Consolidated Joint Venture
     and Equity in Earnings of Unconsolidated Joint
     Ventures                                                      416,398             70,211          827,307          413,967

Loss on sale of assets                                                  --            (14,008 )             --          (14,008 )

Minority Interest in Income of Consolidated
    Joint Venture                                                   (6,566 )           (5,721 )        (12,879 )        (12,394 )

Equity in Earnings of Unconsolidated Joint Ventures                170,708            329,036          340,427          515,292
                                                             --------------    ---------------   --------------  ---------------

Net Income                                                      $  580,540         $  379,518      $ 1,154,855       $  902,857
                                                             ==============    ===============   ==============  ===============

Net Income Per Limited Partner Unit                              $    8.29          $    5.42        $   16.50        $   12.90
                                                             ==============    ===============   ==============  ===============

Weighted Average Number of Limited Partner
    Units Outstanding                                               70,000             70,000           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>


                                                                           Six Months Ended          Year Ended
                                                                               June 30,             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                                                                      1,154,855             2,033,137
    Distributions ($22.50 and $45.00 per
       limited partner unit, respectively)                                         (1,575,000 )          (3,150,000 )
                                                                         ---------------------    ------------------
                                                                                   26,993,794            27,413,939
                                                                         ---------------------    ------------------

Total partners' capital                                                       $    27,285,392         $  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>

                                                                                       Six Months Ended
                                                                                           June 30,
                                                                                   2002               2001
                                                                               --------------    ---------------

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

    Net Cash Provided by Operating Activities                                    $ 1,480,524        $ 1,474,458
                                                                               --------------    ---------------

    Cash Flows from Investing Activities:
       Additions to land and building on operating lease                                  --         (2,098,366 )
       Investment in joint ventures                                                 (247,437 )               --
       Liquidating distribution from joint venture                                        --          1,273,773
       Proceeds from sale of assets                                                       --             83,000
       Decrease in restricted cash                                                        --            787,787
                                                                               --------------    ---------------
              Net cash provided by (used in) investing activities                   (247,437 )           46,194
                                                                               --------------    ---------------

    Cash Flows from Financing Activities:
       Distributions to limited partners                                          (1,575,000 )       (1,575,000 )
       Distributions to holder of minority interest                                  (11,245 )               --
                                                                               --------------    ---------------
              Net cash used in financing activities                               (1,586,245 )       (1,575,000 )
                                                                               --------------    ---------------

Net Decrease in Cash and Cash Equivalents                                           (353,158 )          (54,348 )

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

Cash and Cash Equivalents at End of Period                                        $  773,763         $  814,525
                                                                               ==============    ===============

Supplemental Schedule of Non-Cash Financing
    Activities:

       Distributions declared and unpaid at end of
          period                                                                  $  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 and Six Months Ended June 30, 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 and six months
     ended  June  30,  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.

2.   Reclassification:
     ----------------

     Certain  items  in  the  prior  year's   financial   statements  have  been
     reclassified to conform to 2002 presentation.  These  reclassifications had
     no effect on total partners' capital or net income.

3.   Investment in Joint Ventures:
     ----------------------------

     In June 2002, the Partnership and CNL Income Fund XI, Ltd., an affiliate of
     the general  partners,  invested in two properties,  one in Universal City,
     Texas and one in  Schertz,  Texas,  each as a  separate  tenancy  in common
     arrangement.  The Partnership  and CNL Income Fund XI, Ltd.  acquired these
     properties  from CNL  Funding  2001-A,  LP,  an  affiliate  of the  general
     partners  (see Note 4).  The  Partnership  and CNL  Income  Funds XI,  Ltd.
     entered into  agreements  whereby each  co-tenant will share in the profits
     and losses of each  property in  proportion  to its  applicable  percentage
     interest.  As of June 30, 2002, the Partnership  contributed  approximately
     $148,500 and $98,900 for a 14.2% and 9.5% interest,  respectively, in these
     properties.


<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
              Quarters and Six Months Ended June 30, 2002 and 2001


3.   Investment in Joint Ventures - Continued:
     ----------------------------------------

     During 2002, the Partnership  and CNL Income Fund XV, Ltd.  entered into an
     agreement with an unrelated third party to sell the Bennigan's  property in
     Fort Myers, Florida. The Partnership owns an 85% interest in this property.
     CNL Income Fund XV,  Ltd. is an  affiliate  of the general  partners.  As a
     result, the tenancy in common reclassified the asset from land and building
     on operating  leases and net investment in direct  financing leases to real
     estate held for sale. The  reclassified  asset was recorded at the lower of
     its carrying  amount or fair value,  less cost to sell.  In  addition,  the
     tenancy in common stopped recording  depreciation and accrued rental income
     once the property was identified  for sale. The financial  results for this
     property  are  reflected  as  Discontinued   Operations  in  the  condensed
     financial information presented below.

     Auburn Joint  Venture,  Show Low Joint  Venture,  Asheville  Joint Venture,
     Melbourne Joint Venture,  Warren Joint Venture,  own and lease one property
     to an operator of  national  fast-food  and  family-style  restaurants.  In
     addition,  the  Partnership  an  affiliates  as  tenants-in-common  in  ten
     separate tenancy in common  arrangements each own and lease one property to
     an  operator  of  national  fast-food  and  family-style  restaurants.  The
     following presents the combined,  condensed  financial  information for the
     joint ventures and the properties held as tenants-in-common with affiliates
     at:
<TABLE>
<CAPTION>

                                                                          June 30,                       December 31,
                                                                            2002                             2001
                                                                        --------------                  ---------------

 <c>
         Land and buildings on operating leases, net                      $15,134,234                      $13,179,127
         Net investment in direct financing leases                          1,948,605                        1,956,723
         Real estate held for sale                                          1,520,850                        1,516,369
         Cash                                                                  55,130                           86,895
         Receivables less, allowance for doubtful
              accounts                                                         16,238                           31,451
         Accrued rental income                                                470,312                          411,987
         Other assets                                                           1,032                            3,412
         Liabilities                                                           32,377                            1,057
         Partners' capital                                                 19,114,024                       17,184,907


                                                           Quarter Ended June 30,          Six Months Ended June 30,
                                                          2002               2001            2002            2001
                                                       ------------      -------------   --------------  --------------

         Revenues                                        $ 384,415          $ 438,007        $ 770,929       $ 862,462
         Expenses                                          (73,229 )          (71,581 )       (155,883 )      (172,492 )
         Gain on sale of assets                                  -            158,119                -         158,119
                                                       ------------      -------------   --------------  --------------
           Income from continuing operations               311,186            524,545          615,046         848,089
                                                       ------------      -------------   --------------  --------------
         Discontinued operations:
           Revenues                                         39,419             40,670           79,806          81,422
           Expenses                                            (55 )             (377 )           (367 )          (704 )
                                                       ------------      -------------   --------------  --------------
                                                            39,364             40,293           79,439          80,718
                                                       ------------      -------------   --------------  --------------

         Net Income                                       $350,550          $ 564,838        $ 694,485        $928,807
                                                       ============      =============   ==============  ==============

</TABLE>



<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
              Quarters and Six Months Ended June 30, 2002 and 2001


3.   Investment in Joint Ventures - Continued:
     ----------------------------------------

     The Partnership  recognized  income of $340,427 and $515,292 during the six
     months  ended  June 30,  2002 and  2001,  respectively,  from  these  joint
     ventures and properties held as tenants-in-common with affiliates, of which
     $170,708 and $329,036 were earned  during the quarters  ended June 30, 2002
     and 2001, respectively.

4.   Related Party Transactions:
     --------------------------

     In June 2002,  the  Partnership  and CNL Income  Fund XI,  Ltd.  acquired a
     property in  Universal  City,  Texas and one in Schertz,  Texas,  each as a
     separate tenancy-in-common arrangement. The Partnership and CNL Income Fund
     XI, Ltd. acquired these properties from CNL Funding 2001-A, LP, for a total
     purchase  price of  approximately  $2,087,200  (see  Note 3).  CNL  Funding
     2001-A, LP is an affiliate of the general partners.  CNL Funding 2001-A, LP
     had  purchased  and  temporarily  held title to the  properties in order to
     facilitate  the  acquisition  of the  properties  by the  Partnership.  The
     purchase  price  paid by the  Partnership  and CNL  Income  Fund  XI,  Ltd.
     represented  the costs  incurred by CNL Funding  2001-A,  LP to acquire and
     carry the properties, including closing costs.




<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 June  30,  2001,  the  Partnership  owned  24
Properties  directly  and 14  Properties  indirectly  through  joint  venture or
tenancy in common  arrangements.  As of June 30, 2002, the Partnership  owned 25
Properties  directly  and 15  Properties  indirectly  through  joint  venture or
tenancy in common arrangements.

Capital Resources

         The  Partnership's  primary  source of capital for the six months ended
June 30, 2002 and 2001 was cash from operating  activities  (which includes cash
received from tenants, distributions from joint ventures, and interest and other
income received,  less cash paid for expenses).  Cash from operating  activities
was  $1,480,524  and $1,474,458 for the six months ended June 30, 2002 and 2001,
respectively.  The increase in cash from operating activities for the six months
ended June 30,  2002 was  primarily  a result of  changes  in the  Partnership's
working capital.

         Other sources and uses of capital included the following during the six
months ended June 30, 2002 and 2001.

         In June 2002,  the  Partnership  reinvested  a portion of the net sales
proceeds  from the 2001  sales  of the  Properties  in  Round  Rock,  Texas  and
Cheyenne,  Wyoming in a Property  in  Universal  City,  Texas and a Property  in
Schertz, Texas, each as a separate tenants-in-common arrangement with CNL Income
Fund XI,  Ltd.,  a Florida  limited  partnership  and  affiliate  of the general
partners.  The  Partnership  and CNL Income Fund XI, Ltd.  entered into separate
agreements for each  Property,  whereby each co-tenant will share in the profits
and losses of each property in proportion to its applicable percentage interest.
As of June 30, 2002,  the  Partnership  contributed  approximately  $148,500 and
$98,900 for a 14.2% and 9.5% interest,  in the Property in Universal City, Texas
and Schertz, Texas,  respectively.  The Partnership and CNL Income Fund XI, Ltd.
acquired  Properties from CNL Funding 2001-A, LP, a Delaware limited partnership
and an affiliate of the general  partners.  CNL Funding 2001-A, LP had purchased
and  temporarily  held  title  to the  Properties  in order  to  facilitate  the
acquisition  of the Properties by the  Partnership  and CNL Income Fund XI, Ltd.
The  purchase  prices  paid by the  Partnership  and CNL  Income  Fund XI,  Ltd.
represented  the costs incurred by CNL Funding  2001-A,  LP to acquire and carry
the Properties,  including  closing costs. The Partnership  anticipates that its
distributions  will be sufficient to enable the limited  partners to pay federal
and state income  taxes,  if any (at a level  reasonably  assumed by the general
partners), resulting from the transactions.

         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 June 30, 2002, the  Partnership had
$773,763  invested in such  short-term  investments as compared to $1,126,921 at
December 31, 2001.  The decrease in cash and cash  equivalents  at June 30, 2002
was primarily due to the fact that in June 2002, the Partnership  reinvested the
net sales proceeds from the 2001 sale of the Property in Cheyenne,  Wyoming. The
funds  remaining at June 30, 2002, will be used to pay  distributions  and other
liabilities of the Partnership.

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 current and anticipated  future cash from  operations,  the Partnership
declared distributions to the limited partners of $1,575,000 for each of the six
months ended June 30, 2002 and 2001,  ($787,500  for each of the quarters  ended
June 30, 2002 and 2001).  This represents  distributions  of $22.50 per unit for
each of the six months  ended June 30, 2002 and 2001,  ($11.25 per unit for each
applicable quarter).  No distributions were made to the general partners for the
quarters and six months ended June 30, 2002 and 2001. No amounts  distributed to
the  limited  partners  for the six  months  ended June 30,  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,
were $841,284 at June 30, 2002 as compared to $866,374 at December 31, 2001. The
decrease in  liabilities  at June 30, 2002, was primarily a result of a decrease
in rents paid in advance and deposits at June 30, 2002,  as compared to December
31, 2001. Total liabilities at June 30, 2002, to the extent they exceed cash and
cash  equivalents  at June  30,  2002,  will  be  paid  from  future  cash  from
operations, and in the event the general partners elect to make additional loans
or contributions, from general partners' loans or contributions.

Long-Term Liquidity

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

Results of Operations

         Total rental revenues were $1,199,961 for the six months ended June 30,
2002, as compared to  $1,116,545  in the same period of 2001, of which  $587,036
and  $553,794  were  earned  during  the  second   quarter  of  2002  and  2001,
respectively.  Rental revenues increased during the quarter and six months ended
June 30,  2002,  as  compared  to the same  periods of 2001,  as a result of the
Partnership  reinvesting  a portion of the net sales  proceeds from the sales of
several Properties in three additional Properties during 2001.

         In addition, the increase in rental revenues during the quarter and six
months  ended June 30,  2002,  as  compared  to the same  periods  of 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 six months  ended June 30,
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   revenues  was  partially
attributable  to the fact that since the bankruptcy  date, the  Partnership  has
received  rental  payments  relating  to the one  Property  not  rejected by the
tenant.  In May 2002,  the  Partnership  assigned the lease  relating to the one
Property not rejected by PRG to a new tenant; all lease terms remained the same.

         The  increase in rental  revenues  during the  quarters  and six months
ended June 30,  2002,  as compared to the same  periods of 2001,  was  partially
offset by the fact that the tenant for the  Properties in El Paso, and Amarillo,
Texas  exercised its lease option for a contingent  rent reduction to be applied
towards  Property  renovations.  In addition,  the  increase in rental  revenues
during the quarters and six months ended June 30, 2002, was partially  offset by
a decrease in gross sales of certain restaurant Properties with leases requiring
the payment of contingent rental income.

         During the six months  ended June 30,  2002 and 2001,  the  Partnership
earned $340,427 and $515,292, respectively, attributable to net income earned by
joint  ventures,  of which  $170,708 and $329,036 was earned during the quarters
ended June 30, 2002 and 2001, respectively. The decrease in net income earned by
joint  ventures  during the  quarter  and six months  ended  June 30,  2002,  as
compared to the same periods of 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 connection with this sale, the tenancy in common recognized a gain
of approximately $158,000 during the quarter and six months ended June 30, 2001.
In addition,  the  decrease in net income  earned by joint  ventures  during the
quarter and six months ended June 30, 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  these  liquidating  distributions  in an  additional
Property, as tenants-in-common with CNL Income Fund IX, Ltd. and CNL Income Fund
XVII,  Ltd.  The  decrease  in net  income  earned  by joint  ventures  was also
partially  offset by the fact that in June 2002,  the  Partnership  reinvested a
portion  of the net  sales  proceeds  from 2001  sale of two  Properties  in two
additional Properties,  each as tenants-in-common with CNL Income Fund XI, Ltd.,
as  described  above in "Capital  Resources."  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
and six months ended June 30, 2002,  was also  partially due to the fact that in
January 2002,  Houlihan's  Restaurant,  Inc., which leased 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  revenues 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 for this  Property.  The lost  revenues  resulting  from the
vacant  Property will 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.

         In June 2002,  the  Partnership  and CNL Income Fund XV, Ltd. a Florida
limited  partnership  and  affiliate  of the general  partners,  entered into an
agreement with an unrelated third party to sell the Bennigan's  Property in Fort
Myers, Florida, as described below.

         During the six months  ended June 30,  2002 and 2001,  the  Partnership
also earned $9,051 and $73,639,  respectively,  in interest and other income, of
which $5,258 and $11,106 was earned during the quarters  ended June 30, 2002 and
2001, respectively.  Interest and other income were higher during the six months
ended June 30, 2001,  as compared to the same period of 2002,  primarily  due to
higher average cash balances  during the six months ended June 30, 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,
and  provision  for  write-down of assets were $381,705 and $776,217 for the six
months  ended  June 30,  2002 and  2001,  respectively,  of which  $175,896  and
$494,689  were  incurred  during  the  quarters  ended  June 30,  2002 and 2001,
respectively.  The  decrease in  operating  expenses  during the quarter and six
months  ended June 30,  2002,  as  compared  to the same  periods  of 2001,  was
partially  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.

         Operating  expenses were higher during the quarter and six months ended
June 30,  2001,  as compared  to the same  periods of 2002,  as the  Partnership
recorded  provisions  for  write-down  of assets  of  $263,344  relating  to the
Property  leased by PRG. The provision  represented  the difference  between the
Property's  carrying value and its fair value. In December 2001, the Partnership
sold the Property.

         In addition,  the decrease in operating expenses during the quarter and
six months ended June 30, 2002,  was  partially due to the fact that during 2002
and 2001, the Partnership  incurred certain Property related  expenses,  such as
legal fees, repairs and maintenance, insurance and real estate taxes relating to
vacant PRG  Properties.  In December  2001 the  Partnership  sold one of its two
vacant Properties and in May 2002 the Partnership assigned the lease relating to
the remaining vacant Property to a new tenant. The Partnership did not incur any
additional  expenses relating to these Properties after the sale of the Property
and the assignment of the lease had occurred.

         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.

         As a result of the sale of the Property in Chester,  Pennsylvania,  the
Partnership recognized a loss of $14,008 during the quarter and six months ended
June 30, 2001.

         In June 2002, the Partnership and CNL Income Fund XV, Ltd. entered into
an agreement with an unrelated  third party to sell the  Bennigan's  Property in
Fort Myers, Florida. The Partnership owns an 85% interest in this Property.  The
Partnership  expects  to use  the  proceeds  from  the  sale to  reinvest  in an
additional  Property.  In  accordance  with  Statement of  Financial  Accounting
Standards  No. 144,  "Accounting  for the  Impairment  or Disposal of Long-Lived
Assets," the tenancy in common reclassified this asset from land and building on
operating  leases and net investment in direct  financing  leases to real estate
held for sale.  The tenancy in common  recorded  the  reclassified  asset at the
lower of its  carrying  amount or fair value,  less cost to sell.  In  addition,
during  the six months  ended  June 30,  2002,  the  tenancy  in common  stopped
recording  accrued  rental income once the Property was identified for sale. The
tenancy in common  recognized net rental income  (rental  revenues less Property
related  expenses)  of $79,439 and $80,718  during the six months ended June 30,
2002 and 2001, respectively,  of which $39,364 and $40,293 was earned during the
quarters ended June 30, 2002 and 2001, respectively.  The Partnership's pro-rata
share of these  amounts are  included  in equity in  earnings of  unconsolidated
joint ventures in the accompanying financial statements.


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).

                      10.5     Assignment of Management  Agreement  from CNL APF
                               Partners,  LP  to  CNL  Restaurants  XVIII,  Inc.
                               (Filed herewith.)

                      (b)      Reports on Form 8-K

                               No  reports  on Form 8-K were  filed  during  the
                               quarter ended June 30, 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 6th day of August, 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)



<PAGE>




                    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

The undersigned, James M. Seneff, Jr., the Chief Executive Officer of CNL Realty
Corporation,  the  corporate  general  partner of CNL Income Fund VI, Ltd.  (the
"Partnership"),  has executed this  certification  in connection with the filing
with the  Securities  and Exchange  Commission  of the  Partnership's  Quarterly
Report on Form 10-Q for the period  ending  June 30,  2002 (the  "Report").  The
undersigned hereby certifies that:

(1) the Report fully complies with the requirements of Section 13(a) or 15(d) of
the Securities Exchange Act of 1934; and

(2) the  information  contained in the Report fairly  presents,  in all material
respects, the financial condition and results of operations of the Partnership.



Date:  August 6, 2002                    /s/ James M. Seneff, Jr.
      ---------------------              -------------------------------
                                         Name:  James M. Seneff, Jr.
                                         Title:   Chief Executive Officer





<PAGE>


                    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

The  undersigned,  Robert A. Bourne,  the  President and Treasurer of CNL Realty
Corporation,  the  corporate  general  partner of CNL Income Fund VI, Ltd.  (the
"Partnership"),  has executed this  certification  in connection with the filing
with the  Securities  and Exchange  Commission  of the  Partnership's  Quarterly
Report on Form 10-Q for the period  ending  June 30,  2002 (the  "Report").  The
undersigned hereby certifies that:

(1) the Report fully complies with the requirements of Section 13(a) or 15(d) of
the Securities Exchange Act of 1934; and

(2) the  information  contained in the Report fairly  presents,  in all material
respects, the financial condition and results of operations of the Partnership.



Date:   August 6, 2002                          /s/Robert A. Bourne
        ---------------                         --------------------------
                                                Name: Robert  A. Bourne
                                                Title:President and Treasurer


<PAGE>


                                  EXHIBIT INDEX


     Exhibit Number


           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).

           10.5     Assignment of Management Agreement from CNL APF Partners, LP
                    to CNL Restaurants XVIII, Inc. (Filed herewith.)