FORM 10-Q

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

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

                  For the quarterly period ended June 30, 2003
   --------------------------------------------------------------------------

                                       OR

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

For the transition period from _____________________ to ____________________


                             Commission file number
                                     0-19144
                     ---------------------------------------


                            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 _____

Indicate  by check mark  whether  the  registrant  is an  accelerated  filer (as
defined in Rule 12b-2 of the Exchange Act): Yes___ No X


<PAGE>


                                    CONTENTS



                                                                        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                8-10

     Item 3.      Quantitative and Qualitative Disclosures About
                      Market Risk                                        10

     Item 4.      Controls and Procedures                                10

Part II.

     Other Information                                                   11-12




<PAGE>

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

<TABLE>
<CAPTION>

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

 <c>
                              ASSETS

Real estate properties with operating leases, net                              $  14,528,812           $  14,701,960
Net investment in direct financing leases                                          1,807,401               1,835,770
Real estate held for sale                                                                 --                 472,425
Investment in joint ventures                                                       8,448,382               8,483,605
Cash and cash equivalents                                                          2,083,915               1,168,450
Receivables, less allowance for doubtful accounts
    of $9,774 in 2002                                                                 12,295                 676,461
Accrued rental income, less allowance for doubtful
    accounts of $9,697, in 2003 and 2002                                             556,715                 550,037
Other assets                                                                          24,727                  30,256
                                                                          -------------------     -------------------

                                                                               $  27,462,247           $  27,918,964
                                                                          ===================     ===================

                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                                                                $     13,900            $     34,851
Real estate taxes payable                                                              7,584                  13,010
Distributions payable                                                                787,500                 787,500
Due to related parties                                                                14,946                  14,423
Rents paid in advance                                                                 63,658                  41,327
                                                                          -------------------     -------------------
    Total liabilities                                                                887,588                 891,111

Partners' capital                                                                 26,574,659              27,027,853
                                                                          -------------------     -------------------

                                                                               $  27,462,247           $  27,918,964
                                                                          ===================     ===================
</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,
                                                                  2003             2002            2003           2002
                                                              -------------    --------------  -------------  -------------

 <c>
Revenues:
    Rental income from operating leases                          $ 473,066         $ 508,268      $ 954,159     $1,016,536
    Earned income from direct financing leases                      50,881            52,475        102,179        105,320
    Contingent rental income                                         7,339             7,388         10,769         17,163
    Interest and other income                                          246             3,807            277          6,510
                                                              -------------    --------------  -------------  -------------
                                                                   531,532           571,938      1,067,384      1,145,529
                                                              -------------    --------------  -------------  -------------

Expenses:
    General operating and administrative                            60,546            59,889        133,471        135,905
    Property related                                                 5,191            42,349          6,481         46,307
    State and other taxes                                               --               173         44,952         28,636
    Depreciation and amortization                                   86,987            92,923        173,974        185,846
                                                              -------------    --------------  -------------  -------------
                                                                   152,724           195,334        358,878        396,694
                                                              -------------    --------------  -------------  -------------

Income Before Gain on Casualty Loss of Building and
     Equity in Earnings of Unconsolidated Joint Ventures           378,808           376,604        708,506        748,835

Gain on Casualty Loss of Building                                       --                --         12,356             --

Equity in Earnings of Unconsolidated Joint Ventures                169,551           170,708        359,285        340,427
                                                              -------------    --------------  -------------  -------------

Income from Continuing Operations                                  548,359           547,312      1,080,147      1,089,262

Discontinued Operations:
    Income from discontinued operations                             21,906            33,228         41,659         65,593
                                                              -------------    --------------  -------------  -------------

Net Income                                                       $ 570,265         $ 580,540     $1,121,806     $1,154,855
                                                              =============    ==============  =============  =============

Income Per Limited Partner Unit:
    Continuing Operations                                         $   7.84          $   7.82      $   15.43      $   15.56
    Discontinued Operations                                           0.31              0.47           0.60           0.94
                                                              -------------    --------------  -------------  -------------

                                                                  $   8.15          $   8.29      $   16.03      $   16.50
                                                              =============    ==============  =============  =============

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,
                                                                                 2003                   2002
                                                                          --------------------    ------------------

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

Limited partners:
    Beginning balance                                                              26,736,255            27,413,939
    Net income                                                                      1,121,806             2,472,316
    Distributions ($22.50 and $45.00 per
       limited partner unit, respectively)                                         (1,575,000 )          (3,150,000 )
                                                                          --------------------    ------------------
                                                                                   26,283,061            26,736,255
                                                                          --------------------    ------------------

Total partners' capital                                                        $   26,574,659         $  27,027,853
                                                                          ====================    ==================

</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,
                                                                                     2003               2002
                                                                                 --------------     --------------

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

       Net Cash Provided by Operating Activities                                   $ 1,427,908        $ 1,480,524
                                                                                 --------------     --------------

       Cash Flows from Investing Activities:
          Insurance proceeds for casualty loss on building                             590,132                 --
          Proceeds from sale of assets                                                 472,425                 --
          Investment in joint venture                                                       --           (247,437 )
                                                                                 --------------     --------------
                 Net cash provided by (used in) investing activities                 1,062,557           (247,437 )
                                                                                 --------------     --------------

       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                              (1,575,000 )       (1,586,245 )
                                                                                 --------------     --------------

   Net Increase (Decrease) in Cash and Cash Equivalents                                915,465           (353,158 )

   Cash and Cash Equivalents at Beginning of Period                                  1,168,450          1,126,921
                                                                                 --------------     --------------

   Cash and Cash Equivalents at End of Period                                      $ 2,083,915         $  773,763
                                                                                 ==============     ==============

   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, 2003 and 2002


1.       Basis of Presentation:

         The accompanying  unaudited  condensed  financial  statements have been
         prepared in accordance  with the  instructions  to Form 10-Q and do not
         include  all  of the  information  and  note  disclosures  required  by
         generally  accepted  accounting  principles.  The financial  statements
         reflect all adjustments,  consisting of normal  recurring  adjustments,
         which are, in the opinion of the general partners, necessary for a fair
         statement of the results for the interim periods  presented.  Operating
         results for the  quarter and six months  ended June 30, 2003 may not be
         indicative  of the  results  that may be  expected  for the year ending
         December  31, 2003.  Amounts as of December  31, 2002,  included in the
         financial   statements,   have  been  derived  from  audited  financial
         statements as of that date.

         These unaudited financial statements should be read in conjunction with
         the financial statements and notes thereto included in Form 10-K of CNL
         Income Fund VI, Ltd. (the  "Partnership")  for the year ended  December
         31, 2002.

         In January  2003,  FASB issued FASB  Interpretation  No. 46 ("FIN 46"),
         "Consolidation  of  Variable  Interest  Entities"  to  expand  upon and
         strengthen  existing  accounting guidance that addresses when a company
         should include the assets, liabilities and activities of another entity
         in  its  financial  statements.   To  improve  financial  reporting  by
         companies  involved  with variable  interest  entities  (more  commonly
         referred  to  as   special-purpose   entities  or   off-balance   sheet
         structures),  FIN  46  requires  that a  variable  interest  entity  be
         consolidated by a company if that company is subject to a majority risk
         of loss from the variable interest  entity's  activities or entitled to
         receive a majority of the entity's  residual  returns or both. Prior to
         FIN 46, a company generally included another entity in its consolidated
         financial  statements  only if it controlled  the entity through voting
         interests.  The consolidation  requirements of FIN 46 apply immediately
         to variable interest  entities,  created after January 31, 2003, and to
         older  entities,  in the first fiscal year or interim period  beginning
         after June 15,  2003.  The general  partners  believe  adoption of this
         standard may result in either  consolidation  or additional  disclosure
         requirements  with respect to the  Partnership's  unconsolidated  joint
         ventures,  which are currently  accounted for under the equity  method.
         However, such consolidation is not expected to significantly impact the
         Partnership's results of operations.

2.       Reclassification:

         Certain  items in the  prior  year's  financial  statements  have  been
         reclassified to conform to 2003 presentation.  These  reclassifications
         had no effect on total partners' capital or net income.

3.       Real Estate Properties with Operating Leases:

         In October 2002, the building on the property in Marietta,  Georgia was
         destroyed by fire and the tenant  terminated its lease relating to this
         property.  In  March  2003,  the  Partnership  received   approximately
         $590,100 in insurance proceeds, resulting in a gain on casualty loss of
         approximately  $12,400  during the six months ended June 30, 2003.  The
         Partnership  had recorded a provision  for  write-down of assets in the
         previous year relating to this property.


<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
               Quarter and Six Months Ended June 30, 2003 and 2002


4.       Investment in Joint Ventures:

         In June 2003, Show Low Joint Venture,  in which the Partnership  owns a
         36% interest,  entered into an agreement,  with a third party,  to sell
         its vacant  property in Greensboro,  North Carolina.  As a result,  the
         joint venture  reclassified the asset from real estate property with an
         operating  lease 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. As a result,  the joint venture  recorded a provision for
         write-down of assets of $55,500 during the quarter and six months ended
         June 30, 2003. The provision represented the difference between the net
         carrying value of the property and its estimated fair value.  The joint
         venture had recorded  provisions  for  write-down of assets in previous
         years relating to this property. In addition, the joint venture stopped
         recording depreciation once the property was identified for sale. Based
         on the pending contract to sell the property. 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,  and Warren Joint Venture,  each own and lease
         one  property  to an operator of  national  fast-food  or  family-style
         restaurants.   In  addition,   the   Partnership   and   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  or
         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,
                                                                        2003                             2002
                                                                   ----------------                 ----------------

 <c>
          Real estate properties with operating
               leases, net                                             $14,736,794                     $ 14,884,873
          Net investment in direct financing
               leases                                                    2,695,482                        2,719,398
          Real estate held for sale                                        497,260                          562,600
          Cash                                                              68,205                           34,613
          Receivables                                                       29,942                           30,855
          Accrued rental income                                            687,336                          635,573
          Other assets                                                         100                              444
          Liabilities                                                       17,413                            3,519
          Partners' capital                                             18,697,706                       18,864,837


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

          Revenues                                   $ 505,845         $   423,834     $1,009,058       $   843,875
          Expenses                                     (75,704 )           (61,783 )     (151,036 )        (135,825 )
                                                   ------------    ----------------  -------------  ----------------
            Income from Continuing Operations          430,141             362,051        858,022           708,050
                                                   ------------    ----------------  -------------  ----------------

          Discontinued operations:
            Revenues                                        --                  --             94             6,860
            Expenses                                   (11,058 )           (11,501 )      (21,845 )         (20,425 )
            Provision for write-down of assets         (55,500 )                --        (55,500 )              --
                                                   ------------    ----------------  -------------  ----------------
                                                       (66,558 )           (11,501 )      (77,251 )         (13,565 )
                                                   ------------    ----------------  -------------  ----------------

          Net Income                                 $ 363,583         $   350,550      $ 780,771       $   694,485
                                                   ============    ================  =============  ================
</TABLE>

<PAGE>

                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
               Quarter and Six Months Ended June 30, 2003 and 2002


4.       Investment in Joint Ventures - Continued:

         The Partnership  recognized  income of $359,285 and $340,427 during the
         six months ended June 30, 2003 and 2002, respectively, from these joint
         ventures and tenancy in common  arrangements,  $169,551 and $170,708 of
         which were  earned  during the  quarters  ended June 20, 2003 and 2002,
         respectively.

5.       Discontinued Operations:

         During 2002, the Partnership identified and sold one property, owned by
         Caro Joint Venture,  in which the  Partnership  owned a 66.14% interest
         and which was accounted for under the  consolidation  method,  that was
         classified as  Discontinued  Operations in the  accompanying  financial
         statements.   In  January  2003,  the  Partnership  identified  another
         property for sale. In June 2003, the Partnership  sold this property in
         Broken  Arrow,  Oklahoma  and  recorded  no gain or loss on disposal of
         assets  during the  quarter  and six months  ended June 30,  2003.  The
         Partnership  had recorded  provisions for write-down of assets relating
         to this property in previous years.

         The  operating  results of the  discontinued  operations  for these two
         properties are as follows:
<TABLE>
<CAPTION>

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

 <c>
              Rental revenues                       $   21,906      $  43,445       $    41,884      $ 86,572
              Expenses                                      --         (3,651 )            (225 )      (8,100 )
              Minority interest in income of
                  consolidated joint venture                --         (6,566 )              --       (12,879 )
                                                  -------------  -------------   ---------------  ------------
              Income from discontinued
                  operations                        $   21,906      $  33,228        $   41,659      $ 65,593
                                                  =============  =============   ===============  ============
</TABLE>


<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,  2002,  the  Partnership  owned  25
Properties  directly  and 15  Properties  indirectly  through  joint  venture or
tenancy in common  arrangements.  As of June 30, 2003, the Partnership  owned 23
Properties  directly  and 15  Properties  indirectly  through  joint  venture or
tenancy in common arrangements.

Capital Resources

         Cash from  operating  activities  was $1,427,908 and $1,480,524 for the
six months ended June 30, 2003 and 2002, respectively. Other sources and uses of
cash included the following during the six months ended June 30, 2003.

         In October 2002, the building on the Property in Marietta,  Georgia was
destroyed by fire and the tenant  terminated its lease relating to the Property.
In March 2003, the  Partnership  collected  approximately  $590,100 in insurance
proceeds relating to this Property, resulting in a gain of approximately $12,400
during the six months ended June 30, 2003. The Partnership  intends to use these
proceeds  to either  construct  a new  building  or to  invest in an  additional
Property.

         In June  2003,  the  Partnership  sold its  Property  in Broken  Arrow,
Oklahoma,  to a third party and  received  net sales  proceeds of  approximately
$472,400, resulting in no gain or loss on disposal assets during the quarter and
six months ended June 30, 2003.  The  Partnership  had recorded  provisions  for
write-down of assets in previous years relating to this asset.  The  Partnership
intends  to  reinvest  these  proceeds  in an  additional  Property  or  to  pay
liabilities of the Partnership as needed.

         At June 30,  2003,  the  Partnership  had  $2,083,915  in cash and cash
equivalents,  as compared to  $1,168,450 at December 31, 2002. At June 30, 2003,
these  funds were held in demand  deposit  accounts  at  commercial  banks.  The
increase in cash and cash  equivalents at June 30, 2003, as compared to December
31, 2002, was due to the Partnership holding the sales proceeds from the sale of
the Property in Broken Arrow,  Oklahoma and the insurance  proceeds  relating to
the casualty loss on the Property in Marietta,  Georgia.  The funds remaining at
June 30, 2003, after the payment of distributions and other liabilities, will be
used to invest in an additional  Property and to meet the Partnership's  working
capital needs.

Short-Term Liquidity

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

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

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

         The Partnership  generally  distributes cash from operations  remaining
after the payment of operating  expenses of the Partnership,  to the extent that
the general partners  determine that such funds are available for  distribution.
Based on current and anticipated  future cash from  operations,  the Partnership
declared  distributions  to limited  partners of $1,575,000  for each of the six
months ended June 30, 2003 and 2002,  ($787,500  for each of the quarters  ended
June 30, 2003 and 2002).  This represents  distributions  of $22.50 per unit for
each of the six months  ended June 30, 2003 and 2002,  ($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, 2003 and 2002. No amounts  distributed to
the  limited  partners  for the six  months  ended  June  30,  2003 and 2002 are
required to be or have been  treated by the  Partnership  as a return of capital
for  purposes of  calculating  the limited  partners'  return on their  adjusted
capital contributions. The Partnership intends to continue to make distributions
of cash available for distribution to the limited partners on a quarterly basis.

         Total liabilities of the Partnership,  including distributions payable,
were  $887,588 at June 30,  2003,  as compared to $891,111 at December 31, 2002.
The general partners believe that the Partnership has sufficient cash on hand to
meet its current working capital needs.

Long-Term Liquidity

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

Results of Operations

         Total rental revenues were $1,056,338  during the six months ended June
30, 2003, as compared to $1,121,856 during the same period of 2002, $523,947 and
$560,743  of which were  earned  during the  second  quarters  of 2003 and 2002,
respectively. Rental revenues were lower during the quarter and six months ended
June 30, 2003  because the  Partnership  stopped  recording  rental  revenues in
October  2002  when the  building  on the  Property  in  Marietta,  Georgia  was
destroyed by fire and the tenant terminated the lease relating to this Property.
In March 2003,  the  Partnership  received  approximately  $590,100 in insurance
proceeds and intends to use these proceeds to construct a new building or invest
in an  additional  Property.  During 2002, a tenant,  Loco Lupe's of  Hermitage,
Inc.,  filed for bankruptcy.  In June 2003, the tenant  affirmed the lease.  The
Partnership has continued receiving rental payments relating to this lease.

         The Partnership also earned $10,769 in contingent  rental income during
the six months  ended June 30,  2003,  as  compared  to $17,163  during the same
period of 2002,  $7,339  and  $7,388 of which  were  earned  during  the  second
quarters of 2003 and 2002, respectively.

         The Partnership also earned $359,285  attributable to net income earned
by  unconsolidated  joint ventures during the six months ended June 30, 2003, as
compared to $340,427  during the same period of 2002,  $169,551  and $170,708 of
which  were  earned   during  the  quarters   ended  June  30,  2003  and  2002,
respectively.  Net income  earned by joint  ventures  was higher  during the six
months ended June 30, 2003,  because the Partnership  acquired two Properties in
June 2002, each as a separate tenancy in common arrangement with CNL Income Fund
XI,  Ltd.,  a  Florida  limited  partnership  and an  affiliate  of the  general
partners.  The increase in net income  earned by joint  ventures  was  partially
offset by the fact that during 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 revenues relating
to this Property. In addition,  during the quarter and six months ended June 30,
2003,  Show Low Joint Venture  recorded a provision for  write-down of assets of
$55,500  relating to this  Property.  The provision  represented  the difference
between the Property's net carrying value and its estimated fair value. The lost
revenues  resulting from this vacant Property and the  wholly-owned  Property in
Marietta,  Georgia  will  continue  to have an adverse  effect on the results of
operations of the Partnership until the Properties are re-leased.

         Operating expenses,  including  depreciation and amortization  expense,
were $358,878 during the six months ended June 30, 2003, as compared to $396,694
during the same period of 2002,  $152,724  and  $195,334 of which were  incurred
during  the  quarters  ended  June 30,  2003 and 2002,  respectively.  Operating
expenses  were higher  during the quarter  and six months  ended June 30,  2002,
because the Partnership  elected to reimburse the tenant of the Properties in El
Paso,  and  Amarillo,   Texas  for  certain   renovation   costs.  In  addition,
depreciation  expense decreased during the quarter and six months ended June 30,
2003 as a result of the  building on the  Property in  Marietta,  Georgia  being
destroyed  by fire in October  2002.  The  decrease in  operating  expenses  was
partially  offset by an increase in state tax expense relating to several states
in which the Partnership conducts business.

         In March 2003, the Partnership  received insurance proceeds relating to
the Property in Marietta, Georgia that was destroyed by fire in October 2002, as
described above. As a result,  the Partnership  recorded a gain of approximately
$12,400 during the six months ended June 30, 2003.

         During the year ended December 31, 2002, the Partnership identified and
sold one Property, owned by Caro Joint Venture, in which the Partnership owned a
66.14%  interest and  accounted  for under the  consolidation  method,  that was
classified as Discontinued  Operations in the accompanying financial statements.
In addition,  in January 2003, the Partnership  identified for sale its Property
in Broken Arrow,  Oklahoma. The Partnership recognized net rental income (rental
revenues  less  Property  related  expenses)  of $33,228 and $65,593  during the
quarter and six months ended June 30, 2002, respectively,  relating to these two
Properties.  In June 2003,  the  Partnership  sold the Property in Broken Arrow,
Oklahoma and recorded no gain or loss on disposal of assets. The Partnership had
recorded  provisions for write-down of assets in previous years relating to this
Property.  The  Partnership  recognized net rental income of $21,906 and $41,659
during  the  quarter  and six  months  ended  June 30,  2003,  relating  to this
Property.

         During the quarter and six months ended June 30,  2003,  Show Low Joint
Venture,  in  which  the  Partnership  owns  a 36%  interest,  entered  into  an
agreement, with a third party, to sell its vacant Property in Greensboro,  North
Carolina.  The financial  results  relating to this Property were  classified as
Discontinued Operations in the combined, condensed financial information for the
joint  ventures and the properties  held as  tenants-in-common  with  affiliates
reported  in  the  footnotes  to  the  accompanying  financial  statements.  The
Partnership's pro-rata share of these amounts was included in equity in earnings
of unconsolidated joint ventures in the accompanying financial statements.

         In January  2003,  FASB issued FASB  Interpretation  No. 46 ("FIN 46"),
"Consolidation  of Variable  Interest  Entities"  to expand upon and  strengthen
existing  accounting  guidance that  addresses when a company should include the
assets,   liabilities   and  activities  of  another  entity  in  its  financial
statements.  To improve financial  reporting by companies involved with variable
interest  entities (more  commonly  referred to as  special-purpose  entities or
off-balance sheet  structures),  FIN 46 requires that a variable interest entity
be  consolidated  by a company if that company is subject to a majority  risk of
loss from the variable  interest  entity's  activities  or entitled to receive a
majority of the entity's  residual  returns or both.  Prior to FIN 46, a company
generally included another entity in its consolidated  financial statements only
if  it  controlled  the  entity  through  voting  interests.  The  consolidation
requirements of FIN 46 apply  immediately to variable  interest entities created
after  January 31,  2003,  and to older  entities,  in the first  fiscal year or
interim  period  beginning  after June 15, 2003.  The general  partners  believe
adoption  of this  standard  may result in either  consolidation  or  additional
disclosure  requirements with respect to the Partnership's  unconsolidated joint
ventures,  which are currently  accounted for under the equity method.  However,
such  consolidation  is not expected to significantly  impact the  Partnership's
results of operations.


ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

         Not applicable.


ITEM 4.  CONTROLS AND PROCEDURES

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

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


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

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

Item 3.       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.
                            (Included  as  Exhibit  10.5 to Form 10-Q filed with
                            the Securities and Exchange Commission on August 13,
                            2002, and incorporated herein by reference.)

                     31.1   Certification   of  Chief   Executive   Officer   of
                            Corporate General Partner Pursuant to Rule 13a-14 as
                            Adopted    Pursuant    to   Section   302   of   the
                            Sarbanes-Oxley  Act of 2002.  (Filed herewith.)

                     31.2   Certification   of  Chief   Financial   Officer   of
                            Corporate General Partner Pursuant to Rule 13a-14 as
                            Adopted    Pursuant    to   Section   302   of   the
                            Sarbanes-Oxley Act of 2002. (Filed herewith.)

                     32.1   Certification   of  Chief   Executive   Officer   of
                            Corporate  General  Partner  Pursuant  to 18  U.S.C.
                            Section  1350 as Adopted  Pursuant to Section 906 of
                            the Sarbanes-Oxley Act of 2002. (Filed herewith.)

                     32.2   Certification   of  Chief   Financial   Officer   of
                            Corporate  General  Partner  Pursuant  to 18  U.S.C.
                            Section  1350 as Adopted  Pursuant to Section 906 of
                            the Sarbanes-Oxley Act of 2002. (Filed herewith.)

             (b)   Reports on Form 8-K

                   No reports on Form 8-K were filed  during the  quarter  ended
                   June 30, 2003.








                                   SIGNATURES


         Pursuant to the requirements of the Securities Exchange Act of 1934, as
amended,  the  registrant has duly caused this report to be signed on its behalf
by the undersigned, thereunto duly authorized.

         DATED this 5th day August, 2003.


                                        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>


                                  EXHIBIT INDEX


Exhibit Number

            (c)    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.
                            (Included  as  Exhibit  10.5 to Form 10-Q filed with
                            the Securities and Exchange Commission on August 13,
                            2002, and incorporated herein by reference.)

                     31.1   Certification   of  Chief   Executive   Officer   of
                            Corporate General Partner Pursuant to Rule 13a-14 as
                            Adopted    Pursuant    to   Section   302   of   the
                            Sarbanes-Oxley Act of 2002. (Filed herewith.)

                     31.2   Certification   of  Chief   Financial   Officer   of
                            Corporate General Partner Pursuant to Rule 13a-14 as
                            Adopted    Pursuant    to   Section   302   of   the
                            Sarbanes-Oxley Act of 2002. (Filed herewith.)

                     32.1   Certification   of  Chief   Executive   Officer   of
                            Corporate  General  Partner  Pursuant  to 18  U.S.C.
                            Section  1350 as Adopted  Pursuant to Section 906 of
                            the Sarbanes-Oxley Act of 2002. (Filed herewith.)

                     32.2   Certification   of  Chief   Financial   Officer   of
                            Corporate  General  Partner  Pursuant  to 18  U.S.C.
                            Section  1350 as Adopted  Pursuant to Section 906 of
                            the Sarbanes-Oxley Act of 2002. (Filed herewith.)


<PAGE>




                                  EXHIBIT 31.1


<PAGE>


                                  EXHIBIT 31.2



<PAGE>

                                  EXHIBIT 32.1

<PAGE>



                                  EXHIBIT 32.2