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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549





FORM 10-Q





(Mark one)



| | x | QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
| | - | ---------------------------------------------------------------------------------------

For the quarterly period ended March 31, 2008

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 0-18407





WELLS REAL ESTATE FUND III,
L.P.

(Exact name of registrant as specified in its charter)







|                                                               |  |                                     
|-------------------------------------------------------------- |  | ------------------------------------
|Georgia                                                        |  | 58-1800833                          
|(State or other jurisdiction of incorporation or organization) |  | (I.R.S. Employer Identification No.)
|                                                               | 
|6200 The Corners Parkway, Norcross, Georgia                    |  | 30092-3365                          
|(Address of principal executive offices)                       |  | (Zip Code)                          
|                                                               | 
|Registrants telephone number, including area code             |  | (770) 449-7800                      

N/A

(Former name, former address, and former fiscal year, if changed since last report)

Indicate by check mark whether
the registrant (1) has filed all reports required to be filed by Section 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 a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the
definitions of large accelerated file, accelerated filer, and smaller reporting company in Rule 12b-2 of the Exchange Act.

Large accelerated filer   ̈                 Accelerated filer   ̈

Non-accelerated filer  x (Do not check if a smaller reporting
company)                 Smaller reporting company   ̈

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes   ̈    No  x









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CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS

Certain statements contained in this Form 10-Q of Wells Real Estate Fund III, L.P. (the Partnership or the Registrant) other than historical
facts may be considered forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. Such statements include, in particular, statements about our plans,
strategies, and prospects and are subject to certain risks and uncertainties, as well as known and unknown risks, which could cause actual results to differ materially from those projected or anticipated. Therefore, such statements are not intended
to be a guarantee of our performance in future periods. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as may, will, expect, intend,
anticipate, estimate, believe, continue, or other similar words. Specifically, we consider, among others, statements concerning future operating results and cash flows, our ability to meet future
obligations, and the amount and timing of any future distributions to limited partners to be forward-looking statements. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date this
report is filed with the Securities and Exchange Commission. We make no representations or warranties (express or implied) about the accuracy of any such forward-looking statements contained in this Form 10-Q, and we do not intend to publicly update
or revise any forward-looking statements, whether as a result of new information, future events, or otherwise.

Any such forward-looking statements are
subject to unknown risks, uncertainties, and other factors and are based on a number of assumptions involving judgments with respect to, among other things, future economic, competitive, and market conditions, all of which are difficult or
impossible to predict accurately. To the extent that our assumptions differ from actual results, our ability to meet such forward-looking statements, including our ability to generate positive cash flow from operations, provide distributions to
partners, and maintain the value of our remaining real estate property, may be significantly hindered. See Item 1A. in the Partnerships Annual Report on Form 10-K for the year ended December 31, 2007 for a discussion of some of the
risks and uncertainties, although not all risks and uncertainties, which could cause actual results to differ materially from those presented in our forward-looking statements.



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WELLS REAL ESTATE FUND III, L.P.



TABLE OF CONTENTS



|         |  |                       |  |                                                                                                                            |  |         
|-------- |  | --------------------- |  | -------------------------------------------------------------------------------------------------------------------------- |  | --------
|         |  |                       |  |                                                                                                                            |  | Page No.
|         |  |                      
|PART I.  |  | FINANCIAL INFORMATION |  |                                                                                                                           
|         |  |                       | 
|         |  | Item 1.               |  | Financial Statements                                                                                                       |  |         
|         |  |                       | 
|         |  |                       |  | Balance Sheets  March 31, 2008 (unaudited) and December 31, 2007                                                          |  | 5       
|         |  |                       | 
|         |  |                       |  | Statements of Operations for the Three Months Ended March 31, 2008 (unaudited) and 2007 (unaudited)                        |  | 6       
|         |  |                       | 
|         |  |                       |  | Statements of Partners Capital for the Year Ended December 31, 2007 and the Three Months Ended March 31, 2008 (unaudited) |  | 7       
|         |  |                       | 
|         |  |                       |  | Statements of Cash Flows for the Three Months Ended March 31, 2008 (unaudited) and 2007 (unaudited)                        |  | 8       
|         |  |                       | 
|         |  |                       |  | Condensed Notes to Financial Statements (unaudited)                                                                        |  | 9       
|         |  |                       | 
|         |  | Item 2.               |  | Managements Discussion and Analysis of Financial Condition and Results of Operations                                      |  | 15      
|         |  |                       | 
|         |  | Item 3.               |  | Quantitative and Qualitative Disclosures about Market Risk                                                                 |  | 19      
|         |  |                       | 
|         |  | Item 4T.              |  | Controls and Procedures                                                                                                    |  | 19      
|         |  |                      
|PART II. |  | OTHER INFORMATION     |  |                                                                                                                           
|         |  |                       | 
|         |  | Item 1.               |  | Legal Proceedings                                                                                                          |  | 20      
|         |  |                       | 
|         |  | Item 1A.              |  | Risk Factors                                                                                                               |  | 20      
|         |  |                       | 
|         |  | Item 2.               |  | Unregistered Sales of Equity Securities and Use of Proceeds                                                                |  | 20      
|         |  |                       | 
|         |  | Item 3.               |  | Defaults Upon Senior Securities                                                                                            |  | 20      
|         |  |                       | 
|         |  | Item 4.               |  | Submission of Matters to a Vote of Security Holders                                                                        |  | 20      
|         |  |                       | 
|         |  | Item 5.               |  | Other Information                                                                                                          |  | 20      
|         |  |                       | 
|         |  | Item 6.               |  | Exhibits                                                                                                                   |  | 20      



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|PART I. | FINANCIAL INFORMATION
|------- | ---------------------



|ITEM 1. | FINANCIAL STATEMENTS
|------- | --------------------

The information furnished in the
Partnerships accompanying balance sheets and statements of operations, partners capital, and cash flows reflects all adjustments that are, in managements opinion, necessary for a fair and consistent presentation of the
aforementioned financial statements.

The accompanying financial statements should be read in conjunction with the notes to the Partnerships
financial statements and Managements Discussion and Analysis of Financial Condition and Results of Operations included both in this report on Form 10-Q and in the Partnerships Annual Report on Form 10-K for the year ended
December 31, 2007. The Partnerships results of operations for the three months ended March 31, 2008 are not necessarily indicative of the operating results expected for the full year.



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WELLS REAL ESTATE FUND III, L.P.



BALANCE SHEETS

ASSETS



|                                                                                                                              |  |                          |           |                  |   |          
|----------------------------------------------------------------------------------------------------------------------------- |  | ------------------------ | --------- | ---------------- | - | ---------
|                                                                                                                              |  | (Unaudited)March 31,2008 |           | December 31,2007
|Investment in joint venture                                                                                                   |  | $                        | 2,016,450 |                  | $ | 2,059,276
|Cash and cash equivalents                                                                                                     |  |                          | 1,241,009 |                  |   | 1,244,856
|Due from joint venture                                                                                                        |  |                          | 48,418    |                  |   | 19,999   
|Other assets                                                                                                                  |  |                          | 3,242     |                  |   | 5,005    
|                                                                                                                              |  |                          |           |                  |   |          
|Total assets                                                                                                                  |  | $                        | 3,309,119 |                  | $ | 3,329,136
|                                                                                                                              |  |                          |           |                  |   |          
|LIABILITIES AND PARTNERS
CAPITAL                                                                                            
|LIABILITIES:                                                                                                                  |  |                          |           |                  |   |          
|Accounts payable and accrued expenses                                                                                         |  | $                        | 25,052    |                  | $ | 11,020   
|Due to affiliates                                                                                                             |  |                          | 10,265    |                  |   | 6,791    
|                                                                                                                              |  |                          |           |                  |   |          
|Total liabilities                                                                                                             |  |                          | 35,317    |                  |   | 17,811   
|                                                                                                                              |  |                         
|PARTNERS CAPITAL:                                                                                                            |  |                          |           |                  |   |          
|Limited partners:                                                                                                             |  |                          |           |                  |   |          
|Class A  19,635,965 units issued and outstanding                                                                             |  |                          | 3,273,802 |                  |   | 3,311,325
|Class B  2,544,290 units and 2,544,540 units issued and outstanding as of March 31, 2008 and December 31, 2007,
respectively |  |                          | 0         |                  |   | 0        
|General partners                                                                                                              |  |                          | 0         |                  |   | 0        
|                                                                                                                              |  |                          |           |                  |   |          
|Total partners capital                                                                                                       |  |                          | 3,273,802 |                  |   | 3,311,325
|                                                                                                                              |  |                          |           |                  |   |          
|Total liabilities and partners capital                                                                                       |  | $                        | 3,309,119 |                  | $ | 3,329,136
|                                                                                                                              |  |                          |           |                  |   |          

See accompanying notes.



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WELLS REAL ESTATE FUND III, L.P.



STATEMENTS OF OPERATIONS



|                                                 |  |                                        |         |   |      |   |       
|------------------------------------------------ |  | -------------------------------------- | ------- | - | ---- | - | ------
|                                                 |  | (Unaudited)Three Months EndedMarch 31,
|                                                 |  | 2008                                   |         |   | 2007
|                                                 |  |                                       
|EQUITY IN INCOME OF JOINT VENTURE                |  | $                                      | 5,592   |   |      | $ | 47,654
|                                                 |  |                                       
|EXPENSES:                                        |  |                                        |         |   |      |   |       
|General and administrative                       |  |                                        | 53,453  |   |      |   | 30,410
|                                                 |  |                                       
|INTEREST AND OTHER INCOME                        |  |                                        | 10,338  |   |      |   | 15,435
|                                                 |  |                                        |         |   |      |   |       
|NET INCOME (LOSS)                                |  | $                                      | (37,523 | ) |      | $ | 32,679
|                                                 |  |                                        |         |   |      |   |       
|                                                 |  |                                       
|NET INCOME (LOSS) ALLOCATED TO LIMITED PARTNERS: |  |                                        |         |   |      |   |       
|CLASS A                                          |  | $                                      | (37,523 | ) |      | $ | 32,679
|                                                 |  |                                        |         |   |      |   |       
|CLASS B                                          |  | $                                      | 0       |   |      | $ | 0     
|                                                 |  |                                        |         |   |      |   |       
|                                                 |  |                                       
|NET INCOME (LOSS) PER LIMITED PARTNER UNIT:      |  |                                        |         |   |      |   |       
|CLASS A                                          |  |                                        | $0.00   |   |      |   | $0.00 
|                                                 |  |                                        |         |   |      |   |       
|CLASS B                                          |  |                                        | $0.00   |   |      |   | $0.00 
|                                                 |  |                                        |         |   |      |   |       

See accompanying notes.



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WELLS REAL ESTATE FUND III, L.P.



STATEMENTS OF PARTNERS CAPITAL

FOR THE YEAR ENDED DECEMBER 31, 2007

AND THE THREE MONTHS ENDED MARCH 31, 2008 (UNAUDITED)



|                                                              |  |                  |  |                 |           |                       |       |           |   |         |    |  |    |  |   |           |  
|------------------------------------------------------------- |  | ---------------- |  | --------------- | --------- | --------------------- | ----- | --------- | - | ------- | -- |  | -- |  | - | --------- | -
|                                                              |  | Limited Partners |  | GeneralPartners |           | TotalPartnersCapital |      
|                                                              |  | Class A          |  |                 | Class B   |                       |      
|                                                              |  | Units            |  | Capital         |           |                       | Units |           |   | Capital |    | 
|BALANCE, December 31, 2006                                    |  | 19,635,965       |  | $               | 3,485,028 |                       |       | 2,544,540 |   |         | $0 |  | $0 |  | $ | 3,485,028 |  
|                                                              |  |                  |  |                 |           |                      
|Net income                                                    |  | 0                |  |                 | 13,855    |                       |       | 0         |   |         | 0  |  | 0  |  |   | 13,855    |  
|Distributions of operating cash flow ($0.01 per Class A Unit) |  | 0                |  |                 | (187,558  | )                     |       | 0         |   |         | 0  |  | 0  |  |   | (187,558  | )
|                                                              |  |                  |  |                 |           |                       |       |           |   |         |    |  |    |  |   |           |  
|BALANCE, December 31, 2007                                    |  | 19,635,965       |  |                 | 3,311,325 |                       |       | 2,544,540 |   |         | 0  |  | 0  |  |   | 3,311,325 |  
|                                                              |  |                  |  |                 |           |                      
|Class B limited partner rescission                            |  | 0                |  |                 | 0         |                       |       | (250      | ) |         | 0  |  | 0  |  |   | 0         |  
|Net loss                                                      |  | 0                |  |                 | (37,523   | )                     |       | 0         |   |         | 0  |  | 0  |  |   | (37,523   | )
|                                                              |  |                  |  |                 |           |                       |       |           |   |         |    |  |    |  |   |           |  
|BALANCE, March 31, 2008                                       |  | 19,635,965       |  | $               | 3,273,802 |                       |       | 2,544,290 |   |         | $0 |  | $0 |  | $ | 3,273,802 |  
|                                                              |  |                  |  |                 |           |                       |       |           |   |         |    |  |    |  |   |           |  

See accompanying notes.



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WELLS REAL ESTATE FUND III, L.P.



STATEMENTS OF CASH FLOWS



|                                                                                                   |  |                                        |           |   |      |   |           |  
|-------------------------------------------------------------------------------------------------- |  | -------------------------------------- | --------- | - | ---- | - | --------- | -
|                                                                                                   |  | (Unaudited)Three Months EndedMarch 31, |          
|                                                                                                   |  | 2008                                   |           |   | 2007 |  
|CASH FLOWS FROM OPERATING ACTIVITIES:                                                              |  |                                        |           |   |      |   |           |  
|Net income (loss)                                                                                  |  | $                                      | (37,523   | ) |      | $ | 32,679    |  
|Operating distributions received from joint venture                                                |  |                                        | 19,999    |   |      |   | 92,389    |  
|Adjustments to reconcile net income (loss) to net cash (used in) provided by operating activities: |  |                                        |           |   |      |   |           |  
|Equity in income of joint venture                                                                  |  |                                        | (5,592    | ) |      |   | (47,654   | )
|Changes in assets and liabilities:                                                                 |  |                                        |           |   |      |   |           |  
|Decrease (increase) in other assets                                                                |  |                                        | 1,763     |   |      |   | (85       | )
|Increase in accounts payable and accrued expenses                                                  |  |                                        | 14,032    |   |      |   | 1,345     |  
|Increase in due to affiliates                                                                      |  |                                        | 3,474     |   |      |   | 8,760     |  
|                                                                                                   |  |                                        |           |   |      |   |           |  
|Net cash (used in) provided by operating activities                                                |  |                                        | (3,847    | ) |      |   | 87,434    |  
|                                                                                                   |  |                                       
|CASH FLOWS FROM FINANCING ACTIVITIES:                                                              |  |                                        |           |   |      |   |           |  
|Operating distributions paid to limited partners                                                   |  |                                        | 0         |   |      |   | (62,517   | )
|                                                                                                   |  |                                        |           |   |      |   |           |  
|NET (DECREASE) INCREASE IN CASH AND CASH EQUIVALENTS                                               |  |                                        | (3,847    | ) |      |   | 24,917    |  
|                                                                                                   |  |                                       
|CASH AND CASH EQUIVALENTS, beginning of period                                                     |  |                                        | 1,244,856 |   |      |   | 1,187,998 |  
|                                                                                                   |  |                                        |           |   |      |   |           |  
|CASH AND CASH EQUIVALENTS, end of period                                                           |  | $                                      | 1,241,009 |   |      | $ | 1,212,915 |  
|                                                                                                   |  |                                        |           |   |      |   |           |  
|                                                                                                   |  |                                       
|SUPPLEMENTAL DISCLOSURE OF NONCASH INVESTING AND FINANCING ACTIVITIES:                             |  |                                        |           |   |      |   |           |  
|Partnership distributions payable                                                                  |  | $                                      | 0         |   |      | $ | 62,517    |  
|                                                                                                   |  |                                        |           |   |      |   |           |  

See accompanying notes.



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WELLS REAL ESTATE FUND III, L.P.



CONDENSED NOTES TO FINANCIAL STATEMENTS

MARCH 31, 2008 (unaudited)



|1. | ORGANIZATION AND BUSINESS
|-- | -------------------------

Wells Real Estate Fund III, L.P. (the
Partnership) is a Georgia public limited partnership with Leo F. Wells, III and Wells Capital, Inc. (Wells Capital), a Georgia corporation, serving as its general partners (collectively, the General Partners).
Wells Capital is a wholly owned subsidiary of Wells Real Estate Funds, Inc. (WREF). Leo F. Wells, III is the president and sole director of Wells Capital and the president, sole director, and sole owner of WREF. The Partnership was
formed on July 31, 1988 for the purpose of acquiring, developing, constructing, owning, operating, improving, leasing and managing income-producing commercial properties for investment purposes. The Partnership has two classes of limited
partnership interests, Class A and Class B Units. The limited partners may vote to, among other things, (a) amend the partnership agreement, subject to certain limitations; (b) change the business purpose or investment objectives of
the Partnership; and (c) add or remove a general partner. A majority vote on any of the above-described matters will bind the Partnership without the concurrence of the General Partners. Each limited partner unit has equal voting rights
regardless of class.

On October 24, 1988, the Partnership commenced an offering of up to $50,000,000 of Class A or Class B limited partnership
units ($1.00 per unit) pursuant to a Registration Statement filed on Form S-11 under the Securities Act of 1933. The offering was terminated on October 23, 1990, at which time the Partnership sold approximately 19,635,965 Class A Units and
2,544,540 Class B Units representing capital contributions of $22,180,505, adjusted for the Partnership repurchase of 22,805 Class A Units and 3,000 Class B Units. Since the termination of the offering in 1990, the total number of Class B Units
has decreased to 2,544,290 due to the rescission of certain units.

The Partnership owns indirect interests in all of its real estate assets through a
joint venture with other entities affiliated with the General Partners. During the periods presented, the Partnership owned interests in the following joint venture (the Joint Venture) and property:



|                                                            |  |                                                                  |  |                                                                                                                       
|----------------------------------------------------------- |  | ---------------------------------------------------------------- |  | ----------------------------------------------------------------------------------------------------------------------
|Joint Venture                                               |  | Joint Venture Partners                                           |  | Property                                                                                                              
|Fund II and Fund III Associates (Fund II-III Associates ) |  |   Fund II and Fund II-OW(1)   Wells Real Estate Fund III, L.P. |  | 2100Space Park Drive (formerly known as Boeing at the
Atrium) A four-story office building located in Houston, Texas



| | (1) | Fund II and Fund II-OW is a joint venture between Wells Real Estate Fund II and Wells Real Estate Fund II-OW.
| | --- | -------------------------------------------------------------------------------------------------------------

Wells Real Estate Fund II and Wells Real Estate Fund II-OW are affiliated with the Partnership through one or more common general
partners. The property described above was acquired on an all-cash basis. For further information regarding the Joint Venture and foregoing property, refer to the Partnerships Annual Report on Form 10-K for the year ended December 31,
2007.



|2. | SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
|-- | ------------------------------------------

Basis of
Presentation

The financial statements of the Partnership have been prepared in accordance with the rules and regulations of the Securities and Exchange
Commission (SEC), including the instructions to Form 10-Q and Article 10 of Regulation S-X, and in accordance with such rules and regulations, do not include all of the information and footnotes required by U.S. generally accepted
accounting principles (GAAP) for complete financial statements. In the opinion of the General



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Partners, the statements for the unaudited interim periods presented include all adjustments that are of a normal and
recurring nature and necessary to fairly and consistently present the results for such periods. Results for interim periods are not necessarily indicative of full-year results. For further information, refer to the financial statements and footnotes
included in the Partnerships Annual Report on Form 10-K for the year ended December 31, 2007.

Investment in Joint Venture

The Partnership has evaluated the Joint Venture and concluded that it is not variable interest entity under the provisions of Financial Accounting
Standards Board Interpretation (FIN) No. 46(R), Consolidation of Variable Interest Entities, which supersedes FIN No. 46 and is an interpretation of Accounting Research Bulletin (ARB) No. 51,
Consolidated Financial Statements. The Partnership does not have control over the operations of the Joint Venture; however, it does exercise significant influence. Approval by the Partnership as well as the other joint venture partners is
required for any major decision or any action that would materially affect the Joint Venture, or its real property investments. Accordingly, upon applying the provisions of Statement of Financial Accounting Standard (SFAS)
No. 94, Consolidation of All Majority-Owned Subsidiaries, ARB No. 51, and Statement of Position (SOP) No. 78-9, Accounting for Investments In Real Estate Ventures, the Partnership accounts for its
investments in the Joint Venture using the equity method of accounting, whereby original investments are recorded at cost and subsequently adjusted for contributions, distributions, and net income (loss) attributable to the Partnership. Pursuant to
the terms of the joint venture agreement, all income (loss) and distributions are allocated to joint venture partners in accordance with their respective ownership interests. Distributions of net cash from operations, if available, are generally
distributed to the joint venture partners on a quarterly basis.

Distribution of Net Cash from Operations

Net cash from operations, if available, is generally distributed to limited partners quarterly. In accordance with the partnership agreement, such distributions are paid
first to limited partners holding Class A Units until each has received an 8% per annum return on his adjusted capital contribution, as defined. Net cash from operations is then distributed to limited partners holding Class B Units until
each has received an 8% per annum return on his adjusted capital contributions, as defined. If any net cash from operations remains, the General Partners receive an amount equal to 10% of total net cash from operations distributed for such
year. Thereafter, amounts are distributed 10% to the General Partners and 90% to the limited partners.

Distribution of Sale Proceeds

Upon the sale of properties, unless reserved, net sale proceeds are to be distributed in the following order:



| |  |  | In the event that the particular property sold is sold for a price that is less than the original property purchase price, to the limited partners holding
Class A Units until each has received an amount equal to the excess of the original property purchase price over the price for which the property was sold, limited to the amount of depreciation, amortization, and cost recovery deductions taken
by the limited partners holding Class B Units with respect to such property;
| | - |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | To limited partners until each limited partner has received 100% of his capital contributions, as defined;
| | - |  | ----------------------------------------------------------------------------------------------------------



| |  |  | To limited partners holding Class B Units until each such limited partner has received an amount equal to the net cash available for distribution previously paid to
the limited partners holding Class A Units on a per-unit basis;
| | - |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | To all limited partners until each limited partner has received a cumulative 12% per annum return on his adjusted capital contributions, as defined;
| | - |  | ----------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | To the General Partners until they have received 100% of their respective capital contributions, as defined; and
| | - |  | ----------------------------------------------------------------------------------------------------------------



| |  |  | Thereafter, 85% to the limited partners and 15% to the General Partners.
| | - |  | ------------------------------------------------------------------------



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Allocations of Net Income, Net Loss, and Gain on Sale

For the purpose of determining allocations per the partnership agreement, net income is defined as net income recognized by the Partnership, excluding deductions for
depreciation, amortization, cost recovery, and the gain on the sale of assets. Net income, as defined, of the Partnership is generally allocated each year in the same proportions that net cash from operations is distributed to the partners holding
Class A Units and the General Partners. To the extent the Partnerships net income in any year exceeds net cash from operations, it will be allocated 99% to the limited partners and 1% to the General Partners.

Net loss, depreciation, and amortization deductions for each fiscal year will be allocated as follows: (a) 99% to the limited partners holding Class B Units
and 1% to the General Partners until their capital accounts are reduced to zero; (b) then, to any partner having a positive balance in his capital account in an amount not to exceed such positive balance; and (c) thereafter, to the General
Partners.

Gains on the sale or exchange of the Partnerships properties will be allocated generally in the same manner that the net proceeds from
such sale are distributed to partners after the following allocations are made, if applicable: (a) allocations made pursuant to a qualified income offset provision in the partnership agreement; (b) allocations to partners having negative
accounts until all negative capital accounts have been restored to zero; and (c) allocations to Class B limited partners in amounts equal to deductions for depreciation and amortization previously allocated to them with respect to the
specific partnership property sold, but not in excess of the amount of gain on sale recognized by the Partnership with respect to the sale of such property.

Recent Accounting Pronouncements

In February 2007, the Financial Accounting Standards Board (FASB) issued SFAS No. 159,
The Fair Value Option for Financial Assets and Financial Liabilities  Including an Amendment of FASB Statement No. 115, Accounting for Certain Investments in Debt and Equity Securities. SFAS No. 159 permits entities to
choose to measure many financial instruments and certain other items at fair value that are not currently required to be measured at fair value. Unrealized gains and losses on items for which the fair value option has been elected are reported in
earnings. SFAS No. 159 was effective for the Partnership beginning January 1, 2008. The Partnership has elected not to implement the provisions of SFAS No. 159, and therefore, such provisions have no effect on its consolidated
financial statements.

In September 2006, the FASB issued SFAS No. 157, Fair Value Measurements, which defines fair value, establishes a
framework for measuring fair value, and expands disclosures required for fair value measurements under GAAP, including amending SFAS No. 144, Accounting for the Impairment or Disposal on Long-Lived Assets. SFAS No. 157 emphasizes
that fair value is a market-based measurement, as opposed to an entity-specific measurement. In February 2008, the FASB issued Staff Position No. SFAS 157-1, Application of FASB Statement No. 157 to FASB Statement No. 13 and Other
Accounting Pronouncements That Address Fair Value Measurements for Purposes of Lease Classification or Measurement under Statement 13 (FSP 157-1). FSP 157-1, which is effective upon the initial adoption of SFAS No.157, excludes
SFAS No. 13, Accounting for Leases, as well as other accounting pronouncements that address fair value measurements on lease classification or measurement under SFAS No. 13, from the scope of SFAS No. 157. In February 2008, the
FASB issued Staff Position No. SFAS 157-2, Effective Date of FASB Statement No. 157(FSP 157-2). FSP 157-2 delays the effective date of SFAS No. 157 for all nonrecurring nonfinancial assets and liabilities until
fiscal years beginning after November 15, 2008. Accordingly, FSP 157-2 will be effective for the Partnership beginning January 1, 2009, and all other aspects of SFAS No. 157 were effective for the Partnership beginning January 1,
2008 and have not had a material impact on the Partnerships financial statements. The Partnership is currently assessing the provisions and evaluating the financial impact of FSP 157-2 on its financial statements.



In June 2007, the American Institute of Certified Public Accountants (AICPA)
issued SOP 07-1, Clarification of the Scope of the Audit and Accounting Guide Investment Companies and Accounting by Parent Companies and Equity Method Investors for Investments in Investment Companies, which provides guidance for
determining which entities fall within the scope of the AICPA Audit and Accounting Guide for Investment Companies and



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requires additional disclosures for certain of those entities. In October 2007, the FASB elected to indefinitely defer the effective date of
SOP 07-1. As a result, the Partnership has postponed its evaluation of the provisions of SOP 07-1 and the related impact on its financial statements and accompanying notes.



|3. | INVESTMENT IN JOINT VENTURE
|-- | ---------------------------

Summary of Financial Information

Condensed financial information for the Joint Venture in which the Partnership held direct interests for the three months ended March 31, 2008 and
2007, respectively, is presented below:



|                       |  |                    |  |                                  |  |                                    |  |                    |  |      |  |      |  |         |  |         
|---------------------- |  | ------------------ |  | -------------------------------- |  | ---------------------------------- |  | ------------------ |  | ---- |  | ---- |  | ------- |  | --------
|                       |  | Total Revenues     |  | Income FromContinuing Operations |  | Income FromDiscontinued Operations |  | Net Income        
|                       |  | Three Months Ended |  | Three Months Ended               |  | Three Months Ended                 |  | Three Months Ended
|                       |  | March 31,          |  | March 31,                        |  | March 31,                          |  | March 31,         
|                       |  | 2008               |  | 2007                             |  | 2008                               |  | 2007               |  | 2008 |  | 2007 |  | 2008    |  | 2007    
|Fund II-III Associates |  | $291,724           |  | $522,595                         |  | $14,540                            |  | $130,478           |  | $857 |  | $978 |  | $15,397 |  | $131,456
|                       |  |                    |  |                                  |  |                                    |  |                    |  |      |  |      |  |         |  |         

The Partnership allocates its share of net income, net loss, and gain on sale generated by the property owned by
the Joint Venture to its Class A and Class B limited partners pursuant to the partnership agreement provisions outlined in Note 2. The components of income (loss) from discontinued operations recognized by the Joint Venture results
are provided below:



|                       |  |                 |  |                |  |       |  |                 |  |             |  |      
|---------------------- |  | --------------- |  | -------------- |  | ----- |  | --------------- |  | ----------- |  | -----
|                       |  | March 31, 2008  |  | March 31, 2007
|                       |  | OperatingIncome |  | Gain onSale    |  | Total |  | OperatingIncome |  | Gain onSale |  | Total
|Fund II-III Associates |  | $857            |  | $0             |  | $857  |  | $978            |  | $0          |  | $978 
|                       |  |                 |  |                |  |       |  |                 |  |             |  |      

Due from Joint Venture

As presented in the accompanying balance sheets, due from joint venture as of March 31, 2008 and December 31, 2007 represents operating cash flow generated by the Joint Venture for the three months ended March 31, 2008 and
December 31, 2007, respectively, which is attributable to the Partnership.



|4. | RELATED-PARTY TRANSACTIONS
|-- | --------------------------

Management and Leasing Fees

In accordance with the property management and leasing agreement, Wells Management Company, Inc. (Wells Management), an affiliate of the
General Partners, receives compensation for the management and leasing of the Partnerships property owned through the Joint Venture equal to (a) 3% for management services and 3% for leasing services of the gross revenues collected
monthly (aggregate maximum of 6%) plus a separate fee for the one-time lease-up of newly constructed properties in an amount not to exceed the fee customarily charged in arms-length transactions by others rendering similar services in the same
geographic area for similar properties, which is assessed periodically based on market studies, or (b) in the case of commercial properties leased on a long-term net basis (ten or more years), 1% of the gross revenues except for initial leasing
fees equal to 3% of the gross revenues over the first five years of the lease term. Management and leasing fees are paid by the Joint Venture and, accordingly, included in equity in income of joint venture in the accompanying statements of
operations. The Partnerships share of management and leasing fees and lease acquisition costs incurred through the Joint Venture is $4,180 and $10,385 for the three months ended March 31, 2008 and 2007, respectively.

Administrative Reimbursements

Wells Capital and Wells Management
perform certain administrative services for the Partnership, relating to accounting, property management, and other partnership administration, and incur the related expenses. Such



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expenses are allocated among various other entities affiliated with the General Partners based on estimates of the amount of time spent dedicated to each
fund by individual administrative personnel. In the opinion of the General Partners, this allocation is a reasonable estimation of such expenses. The Partnership incurred administrative expenses of $21,948 and $17,329 payable to Wells Capital
and Wells Management for the three months ended March 31, 2008 and 2007, respectively. In addition, Wells Capital and Wells Management pay for certain operating expenses of the Partnership (bill-backs) directly and invoices the
Partnership for the reimbursement thereof on a quarterly basis. As of March 31, 2008 and December 31, 2007, the due to affiliates balances represent administrative reimbursements and bill-backs due to Wells Management and/or Wells Capital.

Economic Dependency

The Partnership has engaged Wells
Capital and Wells Management to provide certain essential services, including supervision of the management and leasing of its remaining property, asset acquisition and disposition services, as well as other administrative responsibilities,
including accounting services and investor communications and relations. These agreements are terminable by either party upon 60 days written notice. As a result of these relationships, the Partnership is dependent upon Wells Capital and Wells
Management.

Wells Capital and Wells Management are all owned and controlled by WREF. The operations of Wells Capital and Wells Management represent
substantially all of the business of WREF. Accordingly, the Partnership focuses on the financial condition of WREF when assessing the financial condition of Wells Capital and Wells Management. In the event that WREF were to become unable to
meet its obligations as they become due, the Partnership might be required to find alternative service providers.

Future net income generated by WREF will
be largely dependent upon the amount of fees earned by Wells Capital and Wells Management based on, among other things, the level of investor proceeds raised from the sale of common stock for certain WREF-sponsored programs and the volume of
future acquisitions and dispositions of real estate assets by WREF-sponsored programs, as well as anticipated dividend income earned from its holdings of common stock of Piedmont Office Realty Trust, Inc. (Piedmont REIT), formerly known
as Wells Real Estate Investment Trust, Inc., which was acquired in connection with the Piedmont REIT internalization transaction (see Assertion of Legal Actions Against Related-Parties below). In addition, during 2007, WREF guaranteed certain debt
of another WREF-sponsored product that is in the start-up phase of its operations. As of March 31, 2008, the General Partners believe that WREF generates adequate cash flow from operations and has adequate liquidity available in the form of
cash on hand and current receivables necessary to meet its current and future obligations as they become due.

As of April 30, 2008, the amount of the
debt guaranteed by WREF was equal to approximately $127.3 million.

Assertion of Legal Actions Against Related-Parties



On March 12, 2007, a stockholder of Piedmont REIT, formerly known as Wells Real Estate
Investment Trust, Inc., filed a putative class action and derivative complaint, styled Washtenaw County Employees Retirement System v. Wells Real Estate Investment Trust, Inc., et al., in the United States District Court for the
District of Maryland against, among others, Piedmont REIT; Leo F. Wells, III and Wells Capital, our General Partners; Wells Management, our property manager; certain affiliates of WREF; the directors of Piedmont REIT; and certain individuals
who formerly served as officers or directors of Piedmont REIT prior to the closing of the internalization transaction on April 16, 2007. The complaint alleges, among other things, violations of the federal proxy rules and breaches of fiduciary
duty arising from the Piedmont REIT internalization transaction and the related proxy statement filed with the SEC on February 26, 2007, as amended. The complaint seeks, among other things, unspecified monetary damages and nullification of the
Piedmont REIT internalization transaction. On April 9, 2007, the District Court denied the plaintiffs motion for an order enjoining the internalization transaction. On April 17, 2007, the Court granted the defendants motion to
transfer venue to the United States District Court for the Northern District of Georgia, and the case was docketed in the Northern District of Georgia on April 24, 2007. On June 7, 2007, the Court granted a motion to designate the class
lead plaintiff and class



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co-lead counsel. On June 27, 2007, the plaintiff filed an amended complaint, which attempts to assert class action claims on behalf of those persons who
received and were entitled to vote on the Piedmont REIT proxy statement filed with the SEC on February 26, 2007, and derivative claims on behalf of Piedmont REIT. On July 9, 2007, the Court denied the plaintiffs motion for expedited
discovery related to an anticipated motion for a preliminary injunction. On August 13, 2007, the defendants filed a motion to dismiss the amended complaint. On March 31, 2008, the Court granted in part the defendants motion to
dismiss the amended complaint. The Court dismissed five of the seven counts of the amended complaint in their entirety. The Court dismissed the remaining two counts with the exception of allegations regarding the failure to disclose in the Piedmont
REIT proxy statement details of certain expressions of interest in acquiring Piedmont REIT. On April 21, 2008, the plaintiff filed a second amended complaint, which alleges violations of the federal proxy rules based upon allegations that the
proxy statement to obtain approval for the Piedmont REIT internalization transaction omitted details of certain expressions of interest in acquiring Piedmont REIT. The second amended complaint seeks, among other things, unspecified monetary
damages, to nullify and rescind the internalization transaction, and to cancel and rescind any stock issued to the defendants as consideration for the internalization transaction. Mr. Wells, Wells Capital, and Wells Management intend to
vigorously defend this action. Any financial loss incurred by Wells Capital, Wells Management, or their affiliates could hinder their ability to successfully manage our operations and our portfolio of investments.

On August 24, 2007, two stockholders of Piedmont REIT filed a derivative complaint, styledDonald and Donna Goldstein, Derivatively on behalf of Defendant
Wells Real Estate Investment Trust, Inc. v. Leo F. Wells, III, et al.,in the Superior Court of Fulton County, Georgia, on behalf of Piedmont REIT against, among others, Leo F. Wells, III and Wells Capital, our General Partners,
and a number of individuals who currently or formerly served as officers or directors of Piedmont REIT. The complaint alleges, among other things, that the consideration paid by Piedmont REIT as part of the internalization transaction was
excessive; that the defendants breached their fiduciary duties to Piedmont REIT; and that the internalization transaction unjustly enriched the defendants. The complaint seeks, among other things, a judgment declaring that the defendants
committed breaches of their fiduciary duties and were unjustly enriched at the expense of Piedmont REIT; monetary damages equal to the amount by which Piedmont REIT was damaged by the defendants; an order awarding Piedmont REIT restitution from the
defendants and ordering disgorgement of all profits and benefits obtained by the defendants from their wrongful conduct and fiduciary breaches; an order rescinding the internalization transaction; and the establishment of a constructive trust upon
any benefits improperly received by the defendants as a result of their wrongful conduct. On October 19, 2007, the Court verbally granted the defendants motion for a protective order (and entered a written order on October 24,
2007) staying discovery until the Court rules on the defendants motion to dismiss the complaint. On October 31, 2007, the defendants filed their motion to dismiss the plaintiffs derivative complaint. On December 19,
2007, the Court entered an order allowing the plaintiffs to take limited written discovery on the issue of derivative demand, but the order staying discovery entered in October 2007 otherwise remains in effect. The defendants responded to the
limited discovery requested by the plaintiffs. On January 10, 2008, the plaintiffs filed an amended complaint, which contains substantially the same counts against the same defendants as the original complaint with certain additional
factual allegations based primarily on events occurring after the original complaint was filed. In addition, the plaintiffs have responded to the defendants motion to dismiss this lawsuit. A hearing on the motion to dismiss was held
on February 22, 2008. On March 13, 2008, the Court granted the defendants motion to dismiss. On April 11, 2008, the plaintiffs filed a notice to appeal the Courts judgment granting the defendants motion to dismiss.



|5. | COMMITMENTS AND CONTINGENCIES
|-- | -----------------------------

From time to time, the Partnership
and its General Partners are party to legal proceedings which arise in the ordinary course of our business. The Partnership is not currently involved in any litigation for which the outcome would, in the judgment of the General Partners based on
information currently available, have a materially adverse impact on the results of operations or financial condition of the Partnership, nor is management aware of any such litigation threatened against us.



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|6. | SUBSEQUENT EVENT
|-- | ----------------

On April 24, 2008, Fund II-III Associates
entered into a 90-month lease agreement (Agreement) with Hoyer Global (USA), Inc. (Hoyer) to occupy approximately 19% of 2100 Space Park Drive. The lease commencement date is the earlier of the date on which
(i) Hoyer accepts possession and occupies the space, or (ii) August 1, 2008. Monthly base rent payable is approximately $35,000 following a six-month rental abatement period and is scheduled to increase by approximately 2.5% annually
beginning in the thirteenth month of the lease. As a result of entering into the Agreement, Hoyer is entitled to a landlord-funded tenant improvement allowance of up to approximately $620,100.



|ITEM 2. | MANAGEMENTS DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
|------- | -------------------------------------------------------------------------------------

The following discussion and analysis should be read in conjunction with the accompanying financial statements and notes thereto. See also Cautionary Note Regarding Forward-Looking Statements preceding
Part I, as well as the notes to our financial statements and Managements Discussion and Analysis of Financial Condition and Results of Operations provided in our Annual Report on Form 10-K for the year ended December 31, 2007.

Overview

Management believes that the Partnership typically
operates through the following five key life cycle phases. The duration of each phase is dependent upon various economic, industry, market, and other internal/external factors. Some overlap naturally exists in the transition from one phase to the
next.



| |  |  | Fundraising phase
| | - |  | -----------------

The period
during which the Partnership is raising capital through the sale and issuance of limited partner units to the public;



| |  |  | Investing phase
| | - |  | ---------------

The period
during which the Partnership invests the capital raised during the fundraising phase, less upfront fees, into the acquisition of real estate assets;



| |  |  | Holding phase
| | - |  | -------------

The period
during which the Partnership owns and operates its real estate assets during the initial lease terms of the tenants;



| |  |  | Positioning-for-sale phase
| | - |  | --------------------------

The period during which the leases in place at the time of acquisition expire and, thus, the Partnership expends time, effort, and funds to re-lease such space to existing and/or new tenants. Following the holding phase, the Partnership
continues to own and operate the real estate assets, evaluate various options for disposition, and market the real estate assets for sale; and



| |  |  | Disposition-and-liquidation phase
| | - |  | ---------------------------------

The period during which the Partnership sells its real estate investments, distributes net sale proceeds to the partners, liquidates, and terminates the Partnership.

Portfolio Overview

We are currently in the disposition-and-liquidation phase of our life cycle. We have sold five
assets with only one property remaining in the portfolio. The lease with Boeing/Shuttle Division (Boeing), the sole tenant at 2100 Space Park Drive, expired on March 31, 2008. On April 24, 2008, Fund II-III Associates entered
into a 90-month lease agreement with Hoyer to occupy approximately 19% of 2100 Space Park Drive. The lease commencement date is the earlier of the date on which (i) Hoyer accepts possession and occupies the space, or (ii) August 1, 2008.
We continue to aggressively pursue leasing opportunities for 2100 Space Park Drive that we believe will ultimately result in the best disposition pricing for our limited partners.

The first quarter 2008 operating distributions to limited partners holding Class A Units were reserved as a result of the aforementioned lease expiration. Our General Partners anticipate continuing to reserve
operating distributions primarily as a result of funding our pro rata share of anticipated re-leasing costs and capital



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improvements at 2100 Space Park Drive. Once the details surrounding the leasing efforts of 2100 Space Park Drive become known, our General
Partners will evaluate if distributions of net sale proceeds are appropriate.

Property Summary

As we move further into the disposition-and-liquidation phase, we will continue to focus on re-leasing vacant space. In doing so, we seek to maximize returns to our
limited partners by attempting to negotiate long-term leases at market rental rates while attempting to minimize down time, re-leasing expenditures, ongoing property level costs, and portfolio costs. As the remaining property is positioned for sale,
our attention will shift to locating a suitable buyer and negotiating a purchase-sale contract that will attempt to maximize the total return to our limited partners and minimize contingencies and our post-closing involvement with buyers.

Information relating to the properties owned, or previously owned, by the Partnership or its joint ventures is presented below:



| |  |  | The Greenville Center property was sold on September 30, 2002.
| | - |  | --------------------------------------------------------------



| |  |  | Stockbridge Village Shopping Center was sold on April 29, 2004.
| | - |  | ---------------------------------------------------------------



| |  |  | Brookwood Grill was sold on July 1, 2004.
| | - |  | -----------------------------------------



| |  |  | The Holcomb Bridge Property was sold on July 1, 2004.
| | - |  | -----------------------------------------------------



| |  |  | The 4400 Cox Road property was sold on June 21, 2005.
| | - |  | -----------------------------------------------------



| |  |  | The 2100 Space Park Drive property, located in Houston, Texas, will be approximately 19% leased following the 90-month lease execution with Hoyer. We are
aggressively marketing the remaining vacant space for lease.
| | - |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Liquidity and Capital Resources

Overview

Our operating strategy entails funding expenditures related
to the recurring operations of the remaining property owned by Fund II-III Associates and the portfolio with operating cash flows, including current and prior period operating distributions received from Fund II-III Associates, and assessing the
amount of remaining cash flows that will be required to fund known future re-leasing costs and other capital improvements. Any residual operating cash flows are generally considered available for distribution to the Class A limited partners
and, unless reserved, are generally paid quarterly. To the extent that operating cash flows are insufficient to fund our recurring operations, net sale proceeds will be utilized. As a result, the ongoing monitoring of our cash position is critical
to ensuring that adequate liquidity and capital resources are available. Economic downturns in one or more of our core markets could adversely impact the ability to re-lease space on favorable terms. In this event, cash flows and, consequently, our
ability to provide funding for capital needs could be adversely affected.

Short-Term Liquidity

We did not generate cash flow from operating activities for the three months ended March 31, 2008. Accordingly, no operating distributions were paid to limited
partners during the three months ended March 31, 2008. We expect operating distributions to be reserved in the near-term as a result of the recent vacancy at 2100 Space Park Drive and our intention to fund our pro rata share of anticipated
re-leasing costs and capital improvements for 2100 Space Park Drive. To the extent of any future operating distributions paid to limited partners will be largely dependent upon the amount of cash generated from the 2100 Space Park Drive, our
expectations of future cash flows, and determination of near-term cash needs for our share of tenant re-leasing costs and other capital improvements for the remaining property owned by Fund II-III Associates.

We believe that the cash on hand, including net proceeds from the sale of properties, and distributions due from Fund II-III Associates are sufficient to cover our
working capital needs, including liabilities of approximately $35,000 as of March 31, 2008.



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Long-Term Liquidity

We expect that our future sources of capital will be primarily derived from net sale proceeds generated from the strategic sale of the remaining property. Our future long-term liquidity requirements will include, but not be limited to,
funding our share of tenant improvements, renovations, expansions, and other significant capital improvements necessary for the remaining property owned through Fund II-III Associates. Future cash flows from operating activities will be primarily
affected by distributions received from Fund II-III Associates, which are dependent upon the net operating income generated by the remaining property, less reserves for known capital expenditures.

Capital Resources

The Partnership is an investment vehicle formed
for the purpose of acquiring, owning, and operating income-producing real properties and has invested all of the partners original net offering proceeds available for investment. Thus, it is unlikely that we will acquire interests in any
additional properties. Historically, our investment strategy has generally involved acquiring properties on an all-cash basis that are pre-leased to creditworthy tenants through the joint ventures with affiliated partnerships.

Fund II-III Associates funds capital expenditures primarily related to building improvements for the purpose of maintaining the quality of our remaining property, and
tenant improvements for the purpose of readying our remaining property for re-leasing. As leases expire, we typically attempt to re-lease space to an existing tenant or market the space to prospective new tenants. Generally, tenant improvements
funded in connection with lease renewals require less capital than those funded in connection with new leases. However, external conditions, such as the supply of and demand for comparable space available within a given market, drive capital costs
as well as rental rates. Any capital or other expenditures not provided for by the operations of Fund II-III Associates will be required to be funded by the Partnership and respective joint venture partners on a pro rata basis.

Operating cash flows, if available, are generally distributed from the Joint Venture to the Partnership following calendar quarter-ends. However, the Joint Venture will
reserve operating distributions, or a portion thereof, as needed in order to fund known capital and other expenditures. Our cash management policy typically includes first utilizing current period operating cash flow until depleted, at which point
operating reserves are utilized to fund capital and other required expenditures. In the event that current and prior period accumulated operating cash flows are insufficient to fund such costs, net sale proceeds reserves would then be utilized.

As of March 31, 2008, we had received, used, distributed, and held net sale proceeds allocated to the Partnership from the sale of properties as
presented below:



|                                                  |  |                  |  |                                     |        |                                              |            |                         |   |                                                             |  |                                                    |  |   |            |  |   |        
|------------------------------------------------- |  | ---------------- |  | ----------------------------------- | ------ | -------------------------------------------- | ---------- | ----------------------- | - | ----------------------------------------------------------- |  | -------------------------------------------------- |  | - | ---------- |  | - | -------
|                                                  |  | Net SaleProceeds |  | PartnershipsApproximateOwnership % |        | Net Sale ProceedsAllocated to
thePartnership |            | Use ofNet Sale Proceeds |   | Net Sale ProceedsDistributed toPartners
as ofMarch 31, 2008 |  | Undistributed NetSale Proceeds as ofMarch 31, 2008
|Property Sold                                     |  |                  |  |                                     | Amount |                                              | Purpose    |                         |  
|                                                  |  |                  |  |                                     |        |                                              |           
|Greenville Center(sold in 2002)                   |  | $2,271,187       |  | 100.0%                              |        | $                                            | 2,271,187  |                         | $ | 0                                                           |  |                                                   |  | $ | 2,271,187  |  | $ | 0      
|                                                  |  |                  |  |                                     |        |                                              |           
|Stockbridge Village Shopping Center(sold in 2004) |  | $12,024,223      |  | 57.2%                               |        |                                              | 6,879,238  |                         |   | 626,466                                                     |  |   Re-leasing 4400 Cox Road building (2004)        |  |   | 6,252,772  |  |   | 0      
|                                                  |  |                  |  |                                     |        |                                              |           
|Holcomb Bridge Property(sold in 2004)             |  | $6,889,379       |  | 8.8%                                |        |                                              | 607,643    |                         |   | 58,283                                                      |  |   Re-leasing 4400 Cox Road building (2004)        |  |   | 549,360    |  |   | 0      
|                                                  |  |                  |  |                                     |        |                                              |           
|Brookwood Grill(sold in 2004)                     |  | $2,318,115       |  | 37.7%                               |        |                                              | 872,770    |                         |   | 84,746                                                      |  |   Re-leasing 4400 Cox Road building (2004)        |  |   | 788,024    |  |   | 0      
|                                                  |  |                  |  |                                     |        |                                              |           
|4400 Cox Road(sold in 2005)                       |  | $6,308,796       |  | 57.2%                               |        |                                              | 3,609,357  |                         |   | 0                                                           |  |                                                   |  |   | 2,833,662  |  |   | 775,695
|                                                  |  |                  |  |                                     |        |                                              |            |                         |   |                                                             |  |                                                    |  |   |            |  |   |        
|                                                  |  |                  |  |                                     |        |                                              |           
|Total                                             |  |                  |  |                                     |        | $                                            | 14,240,195 |                         | $ | 769,495                                                     |  |                                                    |  | $ | 12,695,005 |  | $ | 775,695
|                                                  |  |                  |  |                                     |        |                                              |            |                         |   |                                                             |  |                                                    |  |   |            |  |   |        



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Upon evaluating the capital needs of our remaining property in which we currently hold an interest, our
General Partners have determined that substantially all of the undistributed net sale proceeds above will be required to fund our pro rata share of anticipated re-leasing costs and anticipated capital improvements at 2100 Space Park Drive.

Results of Operations

Equity in Income of Joint
Venture

Equity in income of Joint Venture is $5,592 and $47,654 for the three months ended March 31, 2008 and 2007, respectively. The decrease is
primarily attributable to (i) a decrease in rental income as a result of Boeing exercising its option to reduce their square footage leased at 2100 Space Park Drive from 100% to approximately 58% effective September 2007, (ii) an
adjustment to 2006 operating expense reimbursement billings to Boeing made in the first quarter of 2007, partially offset by (iii) a decrease in operating expenses as a result of the aforementioned reduction of square footage leased, and
(iv) a decrease in depreciation and amortization expenses at 2100 Space Park Drive related to retiring certain assets as a result of the aforementioned reduction of square footage leased. The Joint Venture bills the tenant for operating expense
reimbursements based on estimates, which are reconciled in the following calendar year based on actual costs incurred and the terms of the corresponding tenant leases.

We anticipate equity in income of Joint Venture to decrease in the near-term as a result of the recent Boeing lease expiration until the rental abatement period associated with the Hoyer lease is fully absorbed.

Expenses

General and administrative expenses were
$53,453 and $30,410 for the three months ended March 31, 2008 and 2007, respectively. The increase is primarily attributable to an increase in accounting fees, printing costs, and legal fees, substantially all of which resulted from reporting
and regulatory requirements.

We anticipate additional increases in administrative expenses in future periods resulting from increased costs relating to
compliance with additional reporting and regulatory requirements.

Interest and Other Income

Interest and other income was $10,338 and $15,435 for the three months ended March 31, 2008 and 2007, respectively. The decrease is primarily attributable to a
decrease in the daily interest yield. Future levels of interest income will be largely dependent upon the timing of future dispositions and distributions of net sale proceeds to the limited partners.

Application of Critical Accounting Policies

Summary

Our accounting policies have been established to conform with GAAP. The preparation of financial statements in conformity with GAAP requires management
to use judgment in the application of accounting policies, including making estimates and assumptions. These judgments affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the dates of the
financial statements and the reported amounts of revenue and expenses during the reporting periods. If managements judgment or interpretation of the facts and circumstances relating to various transactions had been different, it is possible
that different accounting policies would have been applied, thus resulting in a different presentation of the financial statements. Additionally, other companies may utilize different estimates that may impact comparability of our results of
operations to those of companies in similar businesses.

Below is a discussion of the accounting policies used by the Partnership and the Joint Venture,
which are considered to be critical in that they may require complex judgment in their application or require estimates about matters that are inherently uncertain.



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Investment in Real Estate Assets

We will be required to make subjective assessments as to the useful lives of our depreciable assets. We will consider the period of future benefit of the remaining property to determine the appropriate useful lives.
These assessments have a direct impact on net income. The estimated useful lives for the remaining real estate asset owned through Fund II-III Associates by class are as follows:



|                      |  |                                       
|--------------------- |  | --------------------------------------
|                      | 
|Buildings             |  | 40 years                              
|Building improvements |  | 5-25 years                            
|Land improvements     |  | 20 years                              
|Tenant improvements   |  | Shorter of lease term or economic life

In the event that Fund II-III Associates utilizes inappropriate useful lives or methods of depreciation, our net
income would be misstated.

Valuation of Real Estate Assets

We continually monitor events and changes in circumstances that could indicate that the carrying amount of the remaining property in which we have an ownership interest, through investment in Fund II-III Associates, may not be recoverable.
When indicators of potential impairment are present which indicate that the carrying amount of real estate assets may not be recoverable, management assesses the recoverability of the real estate assets by determining whether the carrying value of
the real estate assets will be recovered through the undiscounted future operating cash flows expected from the use of the assets and their eventual disposition. In the event that such expected undiscounted future cash flows do not exceed the
carrying value, management adjusts the real estate asset to the fair value, and recognizes an impairment loss. Estimated fair value is calculated based on the following information, dependent upon availability, in order of preference:
(i) recently quoted market price, (ii) market prices for comparable properties, or (iii) the present value of undiscounted cash flows, including estimated salvage value. We have determined that there has been no impairment in the
carrying value of any of our real estate assets held as of March 31, 2008.

Projections of expected future cash flows require management to estimate
future market rental income amounts subsequent to the expiration of current lease agreements, property operating expenses, discount rates, the number of months it takes to re-lease the property, and the number of years the property is held for
investment. The use of inappropriate assumptions in the future cash flow analysis would result in an incorrect assessment of the propertys future cash flows and fair value, and could result in the overstatement of the carrying value of the
remaining real estate asset held by Fund II-III Associates and net income of the Partnership.

Related-Party Transactions

We have entered into agreements with Wells Capital; Wells Management, an affiliate of our General Partners; and their affiliates, whereby we pay certain fees and expense
reimbursements to Wells Capital, Wells Management, and their affiliates for asset management; the management and leasing of our remaining property; administrative services relating to accounting, property management, and other partnership
administration, and incur the related expenses. See Note 4 to our financial statements included in this report for a description of the fees and expense reimbursements we have incurred.



|ITEM 3. | QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
|------- | ----------------------------------------------------------

Since
we do not borrow any money, make any foreign investments or invest in any market risk-sensitive instruments, we are not subject to risks relating to interest rates, foreign currency exchange rate fluctuations, or the other market risks contemplated
by Item 305 of Regulation S-K.



|ITEM 4T. | CONTROLS AND PROCEDURES
|-------- | -----------------------

We carried out an evaluation, under the
supervision and with the participation of management of Wells Capital, our corporate general partner, including the Principal Executive Officer and the Principal Financial Officer of Wells Capital, of the effectiveness of the design and operation of
the Partnerships disclosure controls and procedures as defined in Rule 13a-15(e) of the Securities Exchange Act of 1934 (the Exchange Act) as of the



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end of the quarterly period covered by this report. Based upon that evaluation, the Principal Executive Officer and the Principal Financial Officer of Wells
Capital concluded that our disclosure controls and procedures were effective as of the end of the period covered by this quarterly report in providing a reasonable level of assurance that information we are required to disclose in the reports we
file or submit under the Exchange Act is recorded, processed, summarized, and reported within the time periods specified in applicable SEC rules and forms, including providing a reasonable level of assurance that information required to be disclosed
by us in the reports we file under the Exchange Act is accumulated and communicated to our management, including the Principal Executive Officer and the Principal Financial Officer of Wells Capital, as appropriate, to allow timely decisions
regarding required disclosure.

There were no changes in our internal control over financial reporting during the quarter ended March 31, 2008 that
have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.



|PART II. | OTHER INFORMATION
|-------- | -----------------



|ITEM 1. | LEGAL PROCEEDINGS
|------- | -----------------

We are from time to time a party to legal
proceedings, which arise in the ordinary course of our business. We are not currently involved in any litigation the outcome of which would, in managements judgment based on information currently available, have a material adverse effect on
our results of operations or financial condition, nor is management aware of any such litigation threatened against us during the quarter ended March 31, 2008, requiring disclosure under Item 103 of Regulation S-K.



|ITEM 1A. | RISK FACTORS
|-------- | ------------

There have been no material changes from the risk
factors previously disclosed in our Annual Report on Form 10-K for the year ended December 31, 2007.



|ITEM 2. | UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS
|------- | -----------------------------------------------------------



|(a) | We did not sell any equity securities that were not registered under the Securities Act of 1933 during the quarter ended March 31, 2008.
|--- | ----------------------------------------------------------------------------------------------------------------------------------------



|(b) | Not applicable.
|--- | ---------------



|(c) | We did not redeem any securities during the quarter ended March 31, 2008.
|--- | -------------------------------------------------------------------------



|ITEM 3. | DEFAULTS UPON SENIOR SECURITIES
|------- | -------------------------------



|(a) | We were not subject to any indebtedness and, therefore, did not default with respect to any indebtedness during the quarter ended March 31, 2008.
|--- | -------------------------------------------------------------------------------------------------------------------------------------------------



|(b) | Not applicable.
|--- | ---------------



|ITEM 4. | SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
|------- | ---------------------------------------------------

No matters
were submitted to a vote of our limited partners during the quarter ended March 31, 2008.



|ITEM 5. | OTHER INFORMATION
|------- | -----------------



|(a) | During the quarter ended March 31, 2008, there was no information required to be disclosed in a report on Form 8-K which was not disclosed in a report on Form 8-K.
|--- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(b) | Not applicable.
|--- | ---------------



|ITEM 6. | EXHIBITS
|------- | --------

The Exhibits to this report are set forth on Exhibit
Index to First Quarter Form 10-Q attached hereto.



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SIGNATURES

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



|            |  |  |  |                                                                                                    |  |                                                
|----------- |  |  |  | -------------------------------------------------------------------------------------------------- |  | -----------------------------------------------
|            |  |  |  | WELLS REAL ESTATE FUND III, L.P. (Registrant)                                                     
|            |  |  | 
|            |  |  |  | By:                                                                                                |  | WELLS CAPITAL, INC. (Corporate General Partner)
|            |  | 
|May 9, 2008 |  |  |  | /s/ LEO F. WELLS, III                                                                             
|            |  |  |  | Leo F. Wells, III President, Principal Executive Officer, and Sole Director of Wells Capital, Inc.
|            |  | 
|May 9, 2008 |  |  |  | /s/ DOUGLAS P. WILLIAMS                                                                           
|            |  |  |  | Douglas P. Williams Principal Financial Officer of Wells Capital, Inc.                            



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EXHIBIT INDEX

TO FIRST QUARTER FORM 10-Q

OF

WELLS REAL ESTATE FUND III, L.P.



|           |  |                                                                                                                                                                                                         
|---------- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|ExhibitNo. |  | Description                                                                                                                                                                                             
|           | 
|*10.1      |  | Office Lease with Hoyer Global (USA), Inc. relating to 2100 Space Park Drive (Exhibit 10.1 to Form 10-Q of Wells Real Estate Fund II for the quarter ended March 31, 2008,
Commissions File No. 0-16518)
|           | 
|31.1       |  | Certification of Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002                                                                                                  
|           | 
|31.2       |  | Certification of Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002                                                                                                  
|           | 
|32.1       |  | Certification of Chief Executive Officer and Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002                                                                          



|* | previously filed and incorporated herein by reference
|- | -----------------------------------------------------