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 September 30, 2002
   --------------------------------------------------------------------------

                                       OR

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

For the transition period from _____________________ to _____________________


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


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


           Florida                                        59-2922954
-----------------------------------              ----------------------------
(State or other jurisdiction of                        (I.R.S. Employer
incorporation or organization)                        Identification No.)


450 South Orange Avenue
Orlando, Florida                                            32801
-----------------------------------              ----------------------------
(Address of principal executive offices)                  (Zip Code)


Registrant's telephone number
(including area code)                                  (407) 540-2000
                                                 ----------------------------


Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by  Sections  13 or 15(d)  of the  Securities  Exchange  Act of 1934
during the preceding 12 months (or for such shorter  period that the  registrant
was  required  to file such  reports),  and (2) has been  subject to such filing
requirements for the past 90 days. Yes X No _________



                                    CONTENTS



                                                                       Page
Part I.

     Item 1.  Financial Statements:

                  Condensed Balance Sheets                              1

                  Condensed Statements of Income                        2

                  Condensed Statements of Partners' Capital             3

                  Condensed Statements of Cash Flows                    4

                  Notes to Condensed Financial Statements               5-7

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

     Item 3.  Quantitative and Qualitative Disclosures About
                  Market Risk
                 11

     Item 4.  Controls and Procedures                                   11

Part II.

     Other Information                                                  12-13

<page>

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


                                                                             September 30,           December 31,
                                                                                 2002                    2001
                                                                           ------------------     -------------------

 <c>
                              ASSETS

Land and buildings on operating leases, net                                    $  15,736,997           $  16,023,866
Net investment in direct financing leases                                          2,356,267               2,399,329
Investment in joint ventures                                                       8,556,763               8,387,142
Cash and cash equivalents                                                            737,232               1,126,921
Receivables, less allowance for doubtful accounts
    of $9,825 and $150,802, respectively                                              34,548                 124,865
Due from related parties                                                                  --                  15,981
Accrued rental income, less allowance for doubtful
    accounts of $47,718, in 2002 and 2001                                            642,874                 590,190
Other assets                                                                          55,502                  40,760
                                                                           ------------------     -------------------

                                                                               $  28,120,183           $  28,709,054
                                                                           ==================     ===================

                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                                                                 $    18,198            $     16,859
Real estate taxes payable                                                              9,323                  13,119
Distributions payable                                                                787,500                 787,500
Due to related parties                                                                25,747                  11,507
Rents paid in advance and deposits                                                     6,006                  37,389
                                                                           ------------------     -------------------
    Total liabilities                                                                846,774                 866,374

Minority interest                                                                    143,673                 137,143

Partners' capital                                                                 27,129,736              27,705,537
                                                                           ------------------     -------------------

                                                                               $  28,120,183           $  28,709,054
                                                                           ==================     ===================
</TABLE>
           See accompanying notes to condensed financial statements.

<PAGE>

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


                                                                      Quarter Ended                    Nine Months Ended
                                                                      September 30,                      September 30,
                                                                 2002               2001             2002             2001
                                                             --------------    ---------------   --------------  ---------------

 <c>
Revenues:
    Rental income from operating leases                         $  548,443         $  510,480      $ 1,602,813      $ 1,530,083
    Earned income from direct financing leases                      72,165             42,863          217,756          139,805
    Interest and other income                                        3,496              5,921           12,547           79,560
                                                             --------------    ---------------   --------------  ---------------
                                                                   624,104            559,264        1,833,116        1,749,448
                                                             --------------    ---------------   --------------  ---------------

Expenses:
    General operating and administrative                            59,817             36,837          196,983          243,677
    Property expenses                                               29,292             10,304           53,123           84,665
    State and other taxes                                               51                 --           28,687           45,398
    Depreciation and amortization                                   95,622             92,526          288,108          278,800
    Provision for write-down of assets                                  --            301,718               --          565,062
                                                             --------------    ---------------   --------------  ---------------
                                                                   184,782            441,385          566,901        1,217,602
                                                             --------------    ---------------   --------------  ---------------

Income Before Loss on Sale of Assets, Minority
     Interest in Income of Consolidated Joint Venture
     and Equity in Earnings of Unconsolidated Joint
     Ventures                                                      439,322            117,879        1,266,215          531,846

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

Minority Interest in Income of Consolidated Joint
    Venture                                                         (5,669 )           (6,259 )        (18,548 )        (18,653 )

Equity in Earnings of Unconsolidated Joint Ventures                198,605            222,171          539,032          737,463
                                                             --------------    ---------------   --------------  ---------------

Net Income                                                      $  632,258         $  333,791      $ 1,786,699      $ 1,236,648
                                                             ==============    ===============   ==============  ===============

Net Income Per Limited Partner Unit                              $    9.03          $    4.77        $   25.52        $   17.67
                                                             ==============    ===============   ==============  ===============

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

<page>

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


                                                                          Nine Months Ended          Year Ended
                                                                            September 30,           December 31,
                                                                                 2002                   2001
                                                                         ---------------------    ------------------

 <c>
General partners:
    Beginning balance                                                          $      291,599          $    291,598
    Net income                                                                             --                    --
                                                                         ---------------------    ------------------
                                                                                      291,599               291,598
                                                                         ---------------------    ------------------

Limited partners:
    Beginning balance                                                              27,413,939            28,530,802
    Net income                                                                      1,786,699             2,033,137
    Distributions ($33.75 and $45.00 per
       limited partner unit, respectively)                                         (2,362,500 )          (3,150,000 )
                                                                         ---------------------    ------------------
                                                                                   26,838,138            27,413,939
                                                                         ---------------------    ------------------

Total partners' capital                                                       $    27,129,737         $  27,705,537
                                                                         =====================    ==================
</TABLE>
           See accompanying notes to condensed financial statements.

<page>

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


                                                                                      Nine Months Ended
                                                                                        September 30,
                                                                                   2002               2001
                                                                               --------------    ---------------

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

    Net Cash Provided by Operating Activities                                    $ 2,232,266        $ 2,187,962
                                                                               --------------    ---------------

    Cash Flows from Investing Activities:
       Additions to land and building on operating lease                                  --         (2,098,366 )
       Investment in joint ventures                                                 (247,437 )       (1,367,769 )
       Liquidating distribution from joint venture                                        --          1,273,773
       Proceeds from sale of assets                                                       --             83,000
       Decrease in restricted cash                                                        --          2,061,560
                                                                               --------------    ---------------
              Net cash used in investing activities                                 (247,437 )          (47,802 )
                                                                               --------------    ---------------

    Cash Flows from Financing Activities:
       Distributions to limited partners                                          (2,362,500 )       (2,362,500 )
       Distributions to holder of minority interest                                  (12,018 )               --
                                                                               --------------    ---------------
              Net cash used in financing activities                               (2,374,518 )       (2,362,500 )
                                                                               --------------    ---------------

Net Decrease in Cash and Cash Equivalents                                           (389,689 )         (222,340 )

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

Cash and Cash Equivalents at End of Period                                        $  737,232         $  646,533
                                                                               ==============    ===============

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 Nine Months Ended September 30, 2002 and 2001


1.     Basis of Presentation:

       The  accompanying  unaudited  condensed  financial  statements  have been
       prepared  in  accordance  with the  instructions  to Form 10-Q and do not
       include all of the information and note disclosures required by generally
       accepted  accounting  principles.  The financial  statements  reflect all
       adjustments,  consisting of normal recurring  adjustments,  which are, in
       the opinion of  management,  necessary to a fair statement of the results
       for the interim periods presented.  Operating results for the quarter and
       nine months ended September 30, 2002 may not be indicative of the results
       that may be expected for the year ending December 31, 2002. Amounts as of
       December  31,  2001,  included  in the  financial  statements,  have been
       derived from audited financial statements as of that date.

       These unaudited  financial  statements should be read in conjunction with
       the financial  statements and notes thereto  included in Form 10-K of CNL
       Income Fund VI, Ltd. (the  "Partnership") for the year ended December 31,
       2001.

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

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

2.     Reclassification:

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

3.     Investment in Joint Ventures:

       In June 2002, the  Partnership and CNL Income Fund XI, Ltd., an affiliate
       of the general  partners,  invested in two  properties,  one in Universal
       City,  Texas and one in  Schertz,  Texas,  each as a separate  tenancy in
       common arrangement. The Partnership and CNL Income Fund XI, Ltd. acquired
       these properties from CNL Funding 2001-A, LP, an affiliate of the general
       partners  (see Note 4).  The  Partnership  and CNL Income  Fund XI,  Ltd.
       entered into agreements  whereby each co-tenant will share in the profits
       and losses of each property in proportion  to its  applicable  percentage
       interest.   As  of  September  30,  2002,  the  Partnership   contributed
       approximately  $148,500  and  $98,900  for a  14.2%  and  9.5%  interest,
       respectively, in these properties.
<page>
                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2002 and 2001


3.     Investment in Joint Ventures - Continued:

       In June 2002, the  Partnership and CNL Income Fund XV, Ltd., an affiliate
       of the general  partners,  entered  into an  agreement  with an unrelated
       third party to sell the property in Fort Myers,  Florida. The Partnership
       owns an 85% interest in this  property.  The contract for the sale of the
       property  was  subsequently  terminated  and as a result,  the tenancy in
       common  reclassified the asset from real estate held for sale to land and
       building on operating leases and accrued rental income.

       Auburn Joint Venture,  Show Low Joint Venture,  Asheville  Joint Venture,
       Melbourne  Joint Venture,  Warren Joint  Venture,  each own and lease one
       property  to  an  operator  of  national   fast-food   and   family-style
       restaurants.  In addition,  the Partnership and affiliates of the general
       partners, as tenants-in-common, own and lease one property to an operator
       of  national  fast-food  and  family-style  restaurants  in ten  separate
       tenancy in common  arrangements.  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>

                                                                   September 30,                      December 31,
                                                                       2002                               2001
                                                                  ----------------                   ----------------

 <c>
         Land and buildings on operating
             leases, net                                             $ 15,693,679                       $ 13,817,152
         Net investment in direct financing
             lease                                                      2,727,451                          2,750,031
         Cash                                                              49,763                             86,895
         Receivables, less allowance for
             doubtful accounts                                              5,507                             31,451
         Accrued rental income                                            611,405                            497,023
         Other assets                                                       1,032                              3,412
         Liabilities                                                       13,690                              1,057
         Partners' capital                                             19,075,147                         17,184,907


                                                           Quarter Ended                   Nine Months Ended
                                                           September 30,                     September 30,
                                                     2002              2001              2002             2001
                                                  ------------    ----------------  ---------------  ----------------

         Revenues                                   $ 540,500         $   532,176     $  1,391,236      $  1,476,060
         Expenses                                     (99,281 )           (79,767 )       (255,531 )        (252,963 )
         Gain on sale of assets                             -                   -                -           158,119
                                                  ------------    ----------------  ---------------  ----------------

         Net Income                                 $ 441,219         $   452,409     $  1,135,705      $  1,381,216
                                                  ============    ================  ===============  ================
</TABLE>


       The  Partnership  recognized  income of $539,032 and $737,463  during the
       nine months ended  September  30, 2002 and 2001,  respectively,  of which
       $198,605 and $222,171 were earned during the quarters ended September 30,
       2002  and   2001,   respectively,   from   these   joint   ventures   and
       tenants-in-common.

<page>
                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2002 and 2001


4.     Related Party Transactions:

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

5.     Subsequent Event:

       In October 2002, the property in Marietta, Georgia was destroyed by fire.
       The property is covered by insurance held by the tenant.  The Partnership
       anticipates that the insurance proceeds will exceed the carrying value of
       the building at September 30, 2002.


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

Capital Resources

        Cash from  operating  activities  (which  includes  cash  received  from
tenants,  distributions  from joint  ventures,  and  interest  and other  income
received,  less cash paid for expenses) was  $2,232,266  and  $2,187,962 for the
nine months ended  September  30, 2002 and 2001,  respectively.  The increase in
cash from operating  activities for the nine months ended September 30, 2002 was
a result of changes in the  Partnership's  working capital and changes in income
and expenses, as described in "Results of Operations."

        Other sources and uses of capital included the following during the nine
months ended September 30, 2002.

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

        In October  2002,  the  property in Marietta,  Georgia was  destroyed by
fire. The property is covered by insurance held by the tenant.  The  Partnership
anticipates  that the insurance  proceeds will exceed the carrying  value of the
building at September 30, 2002.

        Currently,  rental income from the Partnership's  Properties and any net
sales proceeds from the sale of Properties  pending  reinvestment  in additional
Properties  are invested in money market  accounts or other  short-term,  highly
liquid  investments such as demand deposit accounts at commercial  banks,  money
market  accounts and  certificates  of deposit with less than a 90-day  maturity
date, pending the Partnership's use of such funds to pay Partnership expenses or
to make  distributions  to the partners.  At September 30, 2002, the Partnership
had $737,232  invested in such short-term  investments as compared to $1,126,921
at December 31, 2001. The decrease in cash and cash equivalents at September 30,
2002 was primarily due to the fact that in June 2002, the Partnership reinvested
the net sales proceeds from the 2001 sale of the Property in Cheyenne,  Wyoming.
The funds remaining at September 30, 2002, will be used to pay distributions and
other liabilities of the Partnership.

<PAGE>
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.

        Total liabilities of the Partnership,  including  distributions payable,
were  $846,774 at  September  30,  2002 as compared to $866,374 at December  31,
2001.  The decrease in liabilities at September 30, 2002, was primarily a result
of a decrease in rents paid in advance and  deposits at September  30, 2002,  as
compared to December 31, 2001.  Total  liabilities at September 30, 2002, to the
extent they exceed cash and cash equivalents at September 30, 2002, will be paid
from future cash from operations, and in the event the general partners elect to
make  additional  loans  or  contributions,  from  general  partners'  loans  or
contributions.

        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,  and for the nine
months ended  September  2001, a loan from the corporate  general  partner,  the
Partnership  declared  distributions  to the limited  partners of $2,362,500 for
each of the nine months ended September 30, 2002 and 2001, ($787,500 for each of
the quarters ended September 30, 2002 and 2001).  This represents  distributions
of $33.75 per unit for each of the nine  months  ended  September  30,  2002 and
2001, ($11.25 per unit for each applicable quarter).  No distributions were made
to the general  partners for the quarters  and nine months ended  September  30,
2002 and 2001.  No amounts  distributed  to the  limited  partners  for the nine
months  ended  September  30,  2002 and 2001,  are  required  to be or have been
treated by the  Partnership  as a return of capital for purposes of  calculating
the  limited  partners'  return on their  adjusted  capital  contributions.  The
Partnership  intends to continue to make  distributions of cash available to the
limited partners on a quarterly basis.

Long-Term Liquidity

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

Results of Operations

        Total  rental  revenues  were  $1,820,569  for  the  nine  months  ended
September  30, 2002,  as compared to  $1,669,888  in the same period of 2001, of
which  $620,608 and $553,343  were earned  during the third  quarter of 2002 and
2001, respectively. Rental revenues increased during the quarter and nine months
ended  September  30, 2002, as compared to the same periods of 2001, as a result
of the  Partnership  reinvesting  a portion of the net sales  proceeds  from the
sales of several Properties in three additional Properties during 2001.

        In addition, the increase in rental revenues during the quarter and nine
months ended  September 30, 2002,  as compared to the same periods of 2001,  was
partially  due to the fact that Phoenix  Restaurant  Group,  Inc.  ("PRG"),  the
tenant  of  two  of  the   Partnership's   Properties,   experienced   financial
difficulties  during 2000. As a result,  during the nine months ended  September
30, 2001, the Partnership stopped recording rental revenue relating to these two
Properties.  In October 2001,  PRG filed for  bankruptcy and rejected one of the
two leases it had with the  Partnership.  In December 2001, the Partnership sold
the vacant  Property,  and  reinvested  the net sales  proceeds in an additional
Property.   In  addition,   the  increase  in  rental   revenues  was  partially
attributable  to the fact that since the bankruptcy  date, the  Partnership  has
received  rental  payments  relating  to the one  Property  not  rejected by the
tenant.  In May 2002,  the  Partnership  assigned the lease  relating to the one
Property not rejected by PRG to a new tenant; all lease terms remained the same.
<PAGE>

        In July  2002,  a tenant,  Loco  Lupe's of  Hermitage,  Inc.,  filed for
bankruptcy.  As of September 30, 2002, the Partnership  has continued  receiving
rental payments  relating to this lease.  While the tenant has neither  rejected
nor  affirmed  the one  lease  it has  with  the  Partnership,  there  can be no
assurance  that the lease will not be rejected in the future.  The lost revenues
that would result if the tenant  rejects this lease could have an adverse effect
on the results of operations of the  Partnership if the Partnership is unable to
lease the Property in a timely manner.

        During  the  nine  months  ended   September  30,  2002  and  2001,  the
Partnership  earned  $539,032 and $737,463,  respectively,  attributable  to net
income  earned by joint  ventures,  of which  $198,605  and  $222,171 was earned
during  the  quarters  ended  September  30,  2002 and 2001,  respectively.  The
decrease  in net income  earned by joint  ventures  during the  quarter and nine
months ended  September 30, 2002,  as compared to the same periods of 2001,  was
partially due to the fact that in June 2001, the Partnership and CNL Income Fund
IX, Ltd.,  as  tenants-in-common,  sold the Property in Dublin,  California,  in
which the  Partnership  owned a 75% interest.  In connection with this sale, the
tenancy in common  recognized a gain of  approximately  $158,000 during the nine
months ended September 30, 2001. In addition,  the decrease in net income earned
by joint ventures  during the quarter and nine months ended  September 30, 2002,
was  partially  due to the fact that in October 2001,  the  Partnership  and CNL
Income Fund XI,  Ltd.,  as  tenants-in-common,  sold the Property in Round Rock,
Texas,  in which the  Partnership  owned a 77% interest.  Each tenancy in common
distributed to the Partnership its pro-rata share of the net sales proceeds from
the respective sales as a liquidating  distribution.  The decrease in net income
earned by joint ventures was partially offset by the fact that in July 2001, the
Partnership  reinvested  a  portion  of these  liquidating  distributions  in an
additional Property, as tenants-in-common  with CNL Income Fund IX, Ltd. and CNL
Income Fund XVII,  Ltd. The decrease in net income earned by joint  ventures was
also partially offset by the fact that in June 2002, the Partnership  reinvested
a portion of the net sales proceeds from the 2001 sales of two Properties in two
additional Properties,  each as tenants-in-common with CNL Income Fund XI, Ltd.,
as  described  above in "Capital  Resources."  Each of the CNL Income Funds is a
Florida limited partnership and an affiliate of the general partners.

        The decrease in net income earned by joint  ventures  during the quarter
and nine months ended  September  30, 2002,  was also  partially due to the fact
that in January 2002,  Houlihan's  Restaurant,  Inc.,  which leased the Property
owned by Show Low Joint  Venture,  filed for  bankruptcy  and rejected the lease
relating  to this  Property.  As a  result,  the  joint  venture,  in which  the
Partnership  owns a 36% interest,  stopped  recording  rental income relating to
this  Property.  The joint venture will not  recognize any rental  revenues from
this  Property  until the  Property is re-leased or the Property is sold and the
proceeds  are  reinvested  in an  additional  Property.  The  joint  venture  is
currently  seeking a  replacement  tenant for this  Property.  The lost revenues
resulting from the vacant  Property will have an adverse effect on the equity in
earnings of joint ventures, if the joint venture is not able to re-lease or sell
the Property in a timely manner.

        During  the  nine  months  ended   September  30,  2002  and  2001,  the
Partnership also earned $12,547 and $79,560, respectively, in interest and other
income,  of which  $3,496 and $5,921  were  earned  during  the  quarters  ended
September 30, 2002 and 2001, respectively. Interest and other income were higher
during the nine months ended  September 30, 2001, as compared to the same period
of 2002,  primarily due to higher  average cash balances  during the nine months
ended September 30, 2001, and due to the Partnership  holding net sales proceeds
received  from the 2000 sales of several  Properties  until such  proceeds  were
reinvested in additional Properties.

        Operating expenses, including depreciation and amortization expense, and
provision for  write-down of assets were  $566,901 and  $1,217,602  for the nine
months ended  September 30, 2002 and 2001,  respectively,  of which $184,782 and
$441,385 were incurred  during the quarters  ended  September 30, 2002 and 2001,
respectively.  The  decrease in operating  expenses  during the quarter and nine
months ended  September 30, 2002,  as compared to the same periods of 2001,  was
partially  attributable to a decrease in state tax expense and a decrease in the
costs incurred for administrative expenses for servicing the Partnership and its
Properties.
<PAGE>
        Operating  expenses were higher during the quarter and nine months ended
September  30, 2001,  as compared to the same  periods of 2002,  due to the fact
that  during  the  quarter  and  nine  months  ended  September  30,  2001,  the
Partnership  recorded  provisions  for  write-down  of  assets of  $301,718  and
$565,062, respectively,  relating to the Properties leased by PRG. The provision
represented the difference between the Properties, carrying value and their fair
value.   During  2001,  the  Partnership  also  recorded  bad  debt  expense  of
approximately  $36,700  relating  to these  Properties.  In December  2001,  the
Partnership sold one of the Properties and in May 2002, the Partnership assigned
the lease relating to the other Property, as described above.

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

        The  decrease in operating  expenses  during the quarter and nine months
ended September 30, 2002, as compared to the same periods of 2001, was partially
offset by the fact that during the nine months ended  September  30,  2002,  the
Partnership  elected to reimburse  the tenant of the  Properties  in El Paso and
Amarillo, Texas for certain renovation costs.

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

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


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  within 90 days prior to the
filing  of this  Quarterly  Report on Form  10-Q and have  determined  that such
disclosure controls and procedures are effective.

        Subsequent to the above evaluation, there were no significant changes in
internal  controls  or other  factors  that  could  significantly  affect  these
controls,   including  any   corrective   actions  with  regard  to  significant
deficiencies and material weaknesses.

<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 10.3 to Form 10-Q filed with the  Securities
                         and  Exchange   Commission  on  August  13,  2002,  and
                         incorporated herein by reference.)

                 99.1    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.)

                 99.2    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 September 30, 2002.
<PAGE>
                                   SIGNATURES


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

         DATED this 4th day of November, 2002.


                                       CNL INCOME FUND VI, LTD.

                                       By:CNL REALTY CORPORATION
                                          General Partner


                                          By:/s/ James M. Seneff, Jr.
                                             --------------------------------
                                             JAMES M. SENEFF, JR.
                                             Chief Executive Officer
                                             (Principal Executive Officer)


                                          By:/s/ Robert A. Bourne
                                             --------------------------------
                                             ROBERT A. BOURNE
                                             President and Treasurer
                                             (Principal Financial and
                                             Accounting Officer)
<PAGE>

                    CERTIFICATION OF CHIEF EXECUTIVE OFFICER
                          OF CORPORATE GENERAL PARTNER

                 PURSUANT TO RULE 13a-14 AS ADOPTED PURSUANT TO
                  SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002


        I,  James M.  Seneff,  Jr.,  the Chief  Executive  Officer of CNL Realty
Corporation,  the  corporate  general  partner of CNL Income Fund VI, Ltd.  (the
"registrant"), certify that:

        1.   I  have  reviewed  this  quarterly  report  on  Form  10-Q  of  the
             registrant;

        2.   Based on my knowledge,  this quarterly  report does not contain any
             untrue  statement  of a  material  fact or omit to state a material
             fact  necessary  to make  the  statements  made,  in  light  of the
             circumstances under which such statements were made, not misleading
             with respect to the period covered by this quarterly report;

        3.   Based  on  my  knowledge,  the  financial  statements,   and  other
             financial  information  included in this quarterly  report,  fairly
             present in all material respects the financial  condition,  results
             of operations  and cash flows of the registrant as of, and for, the
             periods presented in this quarterly report;

        4.   The registrant's other certifying officer and I are responsible for
             establishing and maintaining disclosure controls and procedures (as
             defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant
             and we have:

                a. designed such  disclosure  controls and  procedures to ensure
                   that  material   information   relating  to  the  registrant,
                   including its consolidated subsidiaries,  is made known to us
                   by others  within  those  entities,  particularly  during the
                   period in which this quarterly report is being prepared;

                b. evaluated the  effectiveness of the  registrant's  disclosure
                   controls and  procedures as of a date within 90 days prior to
                   the filing date of this  quarterly  report  (the  "Evaluation
                   Date"); and

                c. presented in this quarterly report our conclusions  about the
                   effectiveness of the disclosure controls and procedures based
                   on our evaluation as of the Evaluation Date;

         5.  The  registrant's  other  certifying  officer and I have disclosed,
             based on our most recent evaluation,  to the registrant's  auditors
             and the audit  committee of  registrant's  board of  directors  (or
             persons  performing the equivalent  function):

                a. all  significant  deficiencies  in the design or operation of
                   internal   controls   which   could   adversely   affect  the
                   registrant's ability to record, process, summarize and report
                   financial  data  and  have  identified  for the  registrant's
                   auditors any material weaknesses in internal controls; and

                b. any fraud, whether or not material,  that involves management
                   or  other  employees  who  have  a  significant  role  in the
                   registrant's internal controls; and

         6.  The registrant's  other certifying  officer and I have indicated in
             this quarterly report whether or not there were significant changes
             in internal  controls or in other factors that could  significantly
             affect internal controls  subsequent to the date of our most recent
             evaluation,   including  any  corrective  actions  with  regard  to
             significant deficiencies and material weaknesses.

Date:  November 4, 2002


/s/ James M. Seneff, Jr.
-------------------------
James M. Seneff, Jr.
Chief Executive Officer

<PAGE>
                    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

         I, Robert A. Bourne, President and Treasurer of CNL Realty Corporation,
the corporate  general  partner of CNL Income Fund VI, Ltd.  (the  "registrant")
certify that:

         1.  I  have  reviewed  this  quarterly  report  on  Form  10-Q  of  the
             registrant;

         2.  Based on my knowledge,  this quarterly  report does not contain any
             untrue  statement  of a  material  fact or omit to state a material
             fact  necessary  to make  the  statements  made,  in  light  of the
             circumstances under which such statements were made, not misleading
             with respect to the period covered by this quarterly report;

         3.  Based  on  my  knowledge,  the  financial  statements,   and  other
             financial  information  included in this quarterly  report,  fairly
             present in all material respects the financial  condition,  results
             of operations  and cash flows of the registrant as of, and for, the
             periods presented in this quarterly report;

         4.  The registrant's other certifying officer and I are responsible for
             establishing and maintaining disclosure controls and procedures (as
             defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant
             and we have:

                a. designed such  disclosure  controls and  procedures to ensure
                   that  material   information   relating  to  the  registrant,
                   including its consolidated subsidiaries,  is made known to us
                   by others  within  those  entities,  particularly  during the
                   period in which this quarterly report is being prepared;

                b. evaluated the  effectiveness of the  registrant's  disclosure
                   controls and  procedures as of a date within 90 days prior to
                   the filing date of this  quarterly  report  (the  "Evaluation
                   Date"); and

                c. presented in this quarterly report our conclusions  about the
                   effectiveness of the disclosure controls and procedures based
                   on our evaluation as of the Evaluation Date;

         5.  The  registrant's  other  certifying  officer and I have disclosed,
             based on our most recent evaluation,  to the registrant's  auditors
             and the audit  committee of  registrant's  board of  directors  (or
             persons  performing the equivalent  function):

                a. all  significant  deficiencies  in the design or operation of
                   internal   controls   which   could   adversely   affect  the
                   registrant's ability to record, process, summarize and report
                   financial  data  and  have  identified  for the  registrant's
                   auditors any material weaknesses in internal controls; and

                b. any fraud, whether or not material,  that involves management
                   or  other  employees  who  have  a  significant  role  in the
                   registrant's internal controls; and

         6.  The registrant's  other certifying  officer and I have indicated in
             this quarterly report whether or not there were significant changes
             in internal  controls or in other factors that could  significantly
             affect internal controls  subsequent to the date of our most recent
             evaluation,   including  any  corrective  actions  with  regard  to
             significant deficiencies and material weaknesses.


Date:  November 4, 2002


/s/ Robert A. Bourne
------------------------
Robert A. Bourne
President and Treasurer
<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 10.3
                     to  Form  10-Q  filed  with  the  Securities  and  Exchange
                     Commission on August 13, 2002, and  incorporated  herein by
                     reference.)

              99.1   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.)

              99.2   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 99.1


<PAGE>



                                  EXHIBIT 99.2