UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549

                           FORM 10-QSB

           Quarterly Report Under Section 13 or 15(d)
             of The Securities Exchange Act of 1934

           For the Quarter Ended:  September 30, 2006

                Commission file number:  0-18289


           AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
(Exact Name of Small Business Issuer as Specified in its Charter)


      State of Minnesota                  41-1622463
(State or other Jurisdiction of         (I.R.S. Employer
Incorporation or Organization)        Identification No.)


    30 East 7th Street, Suite 1300, St. Paul, Minnesota 55101
             (Address of Principal Executive Offices)

                       (651) 227-7333
                   (Issuer's telephone number)

                        Not Applicable
 (Former name, former address and former fiscal year, if changed
                       since last report)

Check  whether  the issuer (1) filed all reports required  to  be
filed by Section 13 or 15(d) of the Exchange Act during the  past
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 shell  company
(as defined in Rule 12b-2 of the Exchange Act). Yes        No [X]

Transitional Small Business Disclosure Format:  Yes        No [X]


         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP


                              INDEX




PART I. Financial Information

 Item 1. Balance Sheet as of September 30, 2006 and December 31, 2005

         Statements for the Periods ended September 30, 2006 and 2005:

           Income

           Cash Flows

           Changes in Partners' Capital

         Notes to Financial Statements

 Item 2. Management's Discussion and Analysis

 Item 3. Controls and Procedures

PART II. Other Information

 Item 1. Legal Proceedings

 Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

 Item 3. Defaults Upon Senior Securities

 Item 4. Submission of Matters to a Vote of Security Holders

 Item 5. Other Information

 Item 6. Exhibits

         Signatures


<PAGE>
         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
                          BALANCE SHEET
            SEPTEMBER 30, 2006 AND DECEMBER 31, 2005

                           (Unaudited)

                             ASSETS

                                                      2006           2005
CURRENT ASSETS:
  Cash and Cash Equivalents                       $ 4,037,353    $ 4,707,199

INVESTMENTS IN REAL ESTATE:
  Land                                                806,946      3,426,142
  Buildings and Equipment                           2,782,775      7,447,722
  Accumulated Depreciation                         (1,378,879)    (1,993,893)
                                                   -----------    -----------
                                                    2,210,842      8,879,971
  Real Estate Held for Sale                         3,911,418      1,157,654
                                                   -----------    -----------
      Net Investments in Real Estate                6,122,260     10,037,625
                                                   -----------    -----------
           Total  Assets                          $10,159,613    $14,744,824
                                                   ===========    ===========


                LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.            $    46,221    $    56,555
  Distributions Payable                             3,268,444      3,614,814
  Unearned Rent                                        34,263         44,717
                                                   -----------    -----------
      Total Current Liabilities                     3,348,928      3,716,086
                                                   -----------    -----------
PARTNERS' CAPITAL:
  General Partners                                     12,366         17,543
  Limited Partners, $1,000 per Unit;
   30,000 Units authorized; 22,783 Issued;
   18,969 and 19,083 Units outstanding in
   2006 and 2005, respectively                      6,798,319     11,011,195
                                                   -----------    -----------
      Total Partners' Capital                       6,810,685     11,028,738
                                                   -----------    -----------
        Total Liabilities and Partners' Capital   $10,159,613    $14,744,824
                                                   ===========    ===========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
                       STATEMENT OF INCOME
               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)

                                Three Months Ended      Nine Months Ended
                               9/30/06      9/30/05    9/30/06     9/30/05

RENTAL INCOME                $  124,683  $  123,034  $  371,571  $  367,028

EXPENSES:
   Partnership Administration -
     Affiliates                  32,978      47,714     100,663     155,430
   Partnership Administration
     and Property Management -
     Unrelated Parties            1,749       5,605      20,123      21,794
   Depreciation                  22,305      22,376      66,999      67,128
                              ----------  ----------  ----------  ----------
        Total Expenses           57,032      75,695     187,785     244,352
                              ----------  ----------  ----------  ----------

OPERATING INCOME                 67,651      47,339     183,786     122,676

OTHER INCOME:
   Interest Income               35,406      11,094      74,024      24,414
                              ----------  ----------  ----------  ----------
INCOME FROM CONTINUING
   OPERATIONS                   103,057      58,433     257,810     147,090

Income from Discontinued
  Operations                    752,928     744,009   1,634,528   1,364,264
                              ----------  ----------  ----------  ----------
NET INCOME                   $  855,985  $  802,442  $1,892,338  $1,511,354
                              ==========  ==========  ==========  ==========
NET INCOME ALLOCATED:
   General Partners          $   39,212  $    8,024  $   55,927  $   15,113
   Limited Partners             816,773     794,418   1,836,411   1,496,241
                              ----------  ----------  ----------  ----------
                             $  855,985  $  802,442  $1,892,338  $1,511,354
                              ==========  ==========  ==========  ==========
INCOME PER LIMITED PARTNERSHIP UNIT:
   Continuing Operations     $     5.38  $     3.02  $    13.43  $     7.58
   Discontinued Operations        37.68       38.45       83.18       70.33
                              ----------  ----------  ----------  ----------
        Total                $    43.06  $    41.47  $    96.61  $    77.91
                              ==========  ==========  ==========  ==========
Weighted Average Units
  Outstanding                    18,969      19,158      19,008      19,205
                              ==========  ==========  ==========  ==========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.

</PAGE>
<PAGE>
         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
                     STATEMENT OF CASH FLOWS
          FOR THE NINE-MONTH PERIODS ENDED SEPTEMBER 30

                           (Unaudited)

                                                      2006           2005
CASH FLOWS FROM OPERATING ACTIVITIES:
   Net Income                                     $ 1,892,338    $ 1,511,354

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                     163,397        246,586
     Gain on Sale of Real Estate                   (1,273,977)      (617,249)
     Decrease in Receivables                                0         44,454
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                     (10,334)        29,244
     Increase (Decrease) in Unearned Rent             (10,454)        75,740
                                                   -----------    -----------
            Total Adjustments                      (1,131,368)      (221,225)
                                                   -----------    -----------
        Net Cash Provided By
           Operating Activities                       760,970      1,290,129
                                                   -----------    -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
   Proceeds from Sale of Real Estate                5,025,945      2,249,082
                                                   -----------    -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
   Increase (Decrease) in Distributions Payable      (346,370)     1,202,801
   Distributions to Partners                       (6,039,714)    (3,146,472)
   Redemption Payments                                (70,677)      (170,224)
                                                   -----------    -----------
        Net Cash Used For
         Financing Activities                      (6,456,761)    (2,113,895)
                                                   -----------    -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                              (669,846)     1,425,316

CASH AND CASH EQUIVALENTS, beginning of period      4,707,199      1,122,394
                                                   -----------    -----------
CASH AND CASH EQUIVALENTS, end of period          $ 4,037,353    $ 2,547,710
                                                   ===========    ===========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
            STATEMENT OF CHANGES IN PARTNERS' CAPITAL
               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)


                                                                  Limited
                                                                Partnership
                             General     Limited                   Units
                             Partners    Partners    Total      Outstanding


BALANCE, December 31, 2004  $ 33,588   $15,017,503  $15,051,091   19,344.38

  Distributions              (31,465)   (3,115,007)  (3,146,472)

  Redemption Payments         (1,702)     (168,522)    (170,224)    (186.25)

  Net Income                  15,113     1,496,241    1,511,354
                             --------   -----------  -----------  ----------
BALANCE, September 30, 2005 $ 15,534   $13,230,215  $13,245,749   19,158.13
                             ========   ===========  ===========  ==========


BALANCE, December 31, 2005  $ 17,543   $11,011,195  $11,028,738   19,083.13

  Distributions              (60,397)   (5,979,317)  (6,039,714)

  Redemption Payments           (707)      (69,970)     (70,677)    (114.00)

  Net Income                  55,927     1,836,411    1,892,338
                             --------   -----------  -----------  ----------
BALANCE, September 30, 2006 $ 12,366   $ 6,798,319  $ 6,810,685   18,969.13
                             ========   ===========  ===========  ==========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                       SEPTEMBER 30, 2006

                           (Unaudited)

(1)  The  condensed  statements included herein have been  prepared
     by  the Partnership, without audit, pursuant to the rules  and
     regulations  of  the Securities and Exchange  Commission,  and
     reflect   all  adjustments  which  are,  in  the  opinion   of
     management,  necessary to a fair statement of the  results  of
     operations for the interim period, on a basis consistent  with
     the  annual audited statements.  The adjustments made to these
     condensed   statements  consist  only  of   normal   recurring
     adjustments.   Certain information, accounting  policies,  and
     footnote    disclosures   normally   included   in   financial
     statements  prepared  in  accordance with  generally  accepted
     accounting principles have been condensed or omitted  pursuant
     to  such  rules  and  regulations,  although  the  Partnership
     believes  that  the  disclosures  are  adequate  to  make  the
     information  presented not misleading.  It is  suggested  that
     these  condensed financial statements be read  in  conjunction
     with  the  financial statements and the summary of significant
     accounting  policies  and  notes  thereto  included   in   the
     Partnership's latest annual report on Form 10-KSB.

(2)  Organization -

     AEI Real Estate Fund XVIII Limited Partnership (Partnership)
     was  formed  to  acquire and lease commercial properties  to
     operating tenants.  The Partnership's operations are managed
     by  AEI  Fund  Management XVIII, Inc.  (AFM),  the  Managing
     General Partner.  Robert P. Johnson, the President and  sole
     director  of AFM, serves as the Individual General  Partner.
     AFM  is a wholly owned subsidiary of AEI Capital Corporation
     of  which Mr. Johnson is the majority shareholder.  AEI Fund
     Management,  Inc. (AEI), an affiliate of AFM,  performs  the
     administrative and operating functions for the Partnership.

     The   terms  of  the  Partnership  offering  called  for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced  operations  on February  15,  1989  when  minimum
     subscriptions    of   1,500   Limited   Partnership    Units
     ($1,500,000)   were   accepted.   The  offering   terminated
     December  4, 1990 when the extended offering period expired.
     The Partnership received subscriptions for 22,783.05 Limited
     Partnership   Units.   Under  the  terms  of   the   Limited
     Partnership  Agreement,  the Limited  Partners  and  General
     Partners  contributed  funds  of  $22,783,050,  and  $1,000,
     respectively.

     During operations, any Net Cash Flow, as defined, which  the
     General Partners determine to distribute will be distributed
     90% to the Limited Partners and 10% to the General Partners;
     provided,  however, that such distributions to  the  General
     Partners will be subordinated to the Limited Partners  first
     receiving an annual, noncumulative distribution of Net  Cash
     Flow equal to 10% of their Adjusted Capital Contribution, as
     defined,  and, provided further, that in no event  will  the
     General Partners receive less than 1% of such Net Cash  Flow
     per  annum. Distributions to Limited Partners will  be  made
     pro rata by Units.


         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(2)  Organization - (Continued)

     Any  Net  Proceeds  of Sale as defined,  from  the  sale  or
     financing of properties which the General Partners determine
     to distribute will, after provisions for debts and reserves,
     be  paid  in  the following manner:  (i) first, 99%  to  the
     Limited  Partners and l% to the General Partners  until  the
     Limited  Partners  receive an amount  equal  to:  (a)  their
     Adjusted Capital Contribution plus (b) an amount equal to 6%
     of their Adjusted Capital Contribution per annum, cumulative
     but not compounded, to the extent not previously distributed
     from  Net  Cash Flow; (ii) next, 99% to the Limited Partners
     and  1%  to the General Partners until the Limited  Partners
     receive  an  amount equal to 14% of their  Adjusted  Capital
     Contribution  per annum, cumulative but not  compounded,  to
     the  extent not previously distributed; (iii) next,  to  the
     General  Partners  until  cumulative  distributions  to  the
     General  Partners under Items (ii) and (iii)  equal  15%  of
     cumulative  distributions to all Partners under  Items  (ii)
     and (iii).  Any remaining balance will be distributed 85% to
     the  Limited  Partners  and  15% to  the  General  Partners.
     Distributions to the Limited Partners will be made pro  rata
     by Units.

     For  tax  purposes,  profits  from  operations,  other  than
     profits  attributable  to  the  sale,  exchange,  financing,
     refinancing  or  other  disposition  of  property,  will  be
     allocated  first  in the same ratio in  which,  and  to  the
     extent,  Net  Cash Flow is distributed to the  Partners  for
     such year.  Any additional profits will be allocated 90%  to
     the Limited Partners and 10% to the General Partners. In the
     event  no  Net  Cash  Flow  is distributed  to  the  Limited
     Partners,  90%  of each item of income, gain or  credit  for
     each  respective  year  shall be allocated  to  the  Limited
     Partners,  and 10% of each such item shall be  allocated  to
     the  General Partners.  Net losses from operations  will  be
     allocated 98% to the Limited Partners and 2% to the  General
     Partners.

     For  tax purposes, profits arising from the sale, financing,
     or  other  disposition  of property  will  be  allocated  in
     accordance  with the Partnership Agreement as  follows:  (i)
     first,  to  those  partners with deficit balances  in  their
     capital  accounts  in an amount equal to  the  sum  of  such
     deficit  balances; (ii) second, 99% to the Limited  Partners
     and  1%  to the General Partners until the aggregate balance
     in  the Limited Partners' capital accounts equals the sum of
     the Limited Partners' Adjusted Capital Contributions plus an
     amount  equal to 14% of their Adjusted Capital Contributions
     per  annum, cumulative but not compounded, to the extent not
     previously  allocated; (iii) third, to the General  Partners
     until  cumulative allocations to the General Partners  equal
     15%  of cumulative allocations.  Any remaining balance  will
     be  allocated  85% to the Limited Partners and  15%  to  the
     General  Partners.   Losses will be  allocated  98%  to  the
     Limited Partners and 2% to the General Partners.

     The  General Partners are not required to currently  fund  a
     deficit   capital   balance.   Upon   liquidation   of   the
     Partnership or withdrawal by a General Partner, the  General
     Partners will contribute to the Partnership an amount  equal
     to  the  lesser  of  the deficit balances in  their  capital
     accounts  or  1%  of  total Limited  Partners'  and  General
     Partners' capital contributions.


         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(3)  Reclassification -

     Certain items in the prior year's financial statements  have
     been  reclassified  to conform to 2006 presentation.   These
     reclassifications  had no effect on Partners'  capital,  net
     income or cash flows.

(4)  Payable to AEI Fund Management -

     AEI  Fund  Management, Inc. performs the administrative  and
     operating functions for the Partnership.  The payable to AEI
     Fund   Management  represents  the  balance  due  for  those
     services.    This  balance  is  non-interest   bearing   and
     unsecured  and  is  to  be  paid in  the  normal  course  of
     business.

(5)  Discontinued Operations -

     In  July  2003,  the  tenant of the Razzoo's  restaurant  in
     Alpharetta,  Georgia notified the Partnership  that  it  was
     experiencing financial difficulty stemming from  lower  than
     expected  sales and that it might not be able to pay  future
     rents.   In late 2003, the tenant closed the restaurant  and
     said  that it no longer intended to operate a restaurant  at
     the  site.   Subsequent to this action, the tenant  and  the
     Partnership  reached a settlement related to  the  property,
     the  lease was terminated and the tenant returned possession
     of  the property to the Partnership.  While the property was
     vacant,  the  Partnership was responsible  for  real  estate
     taxes and other costs required to maintain the property.

     In  December 2004, the Partnership entered into an agreement
     to  sell  the  property in Alpharetta to an unrelated  third
     party.   On  March  29,  2005,  the  sale  closed  with  the
     Partnership  receiving net sale proceeds of $648,425,  which
     resulted in a net gain of $48,425.  At the time of sale, the
     net book value of the property was $600,000.

     In February 2004, Garden Ridge, L.P. (GR), the tenant of the
     Garden  Ridge  retail store in Woodlands, Texas,  filed  for
     Chapter 11 bankruptcy reorganization.  In press releases, GR
     reported rejecting the leases of 9 of 44 stores and that  it
     was  attempting  to renegotiate lease terms  for  its  other
     stores.   The Woodlands store was not identified as  one  of
     the  nine  to be closed.  GR entered into negotiations  with
     the  property owners of the Woodlands store to arrive at  an
     agreement  to  modify rental terms that would induce  GR  to
     assume  the  Lease for this property.  GR and  the  property
     owners  subsequently agreed to a lease amendment  to  reduce
     the  annual rent by 23%, with a 10% rent increase on January
     1,  2008.  The Partnership's share of the new rental  amount
     is  $175,968.  The amendment provides for additional  rental
     payments if the store's sales exceed certain stated amounts.
     The  amendment also calls for the owners to waive  rent  for
     one   month  during  the  first  six  months  following  the
     bankruptcy court's approval of GR's assumption of the Lease.
     With  the  exception of February 2004, GR  made  all  rental
     payments due under its original lease.

         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(5)  Discontinued Operations - (Continued)

     On  April 28, 2005, the bankruptcy court approved GR's  Plan
     of  Reorganization.  As part of the Plan, the lease for  the
     Woodlands  store  was assumed by GR and the lease  amendment
     became  effective.  Pursuant to the amendment,  GR  selected
     July  2005  as  the one month to have rent waived.   In  May
     2005,  GR  paid the rent due for February 2004 and, pursuant
     to  the amendment, GR was entitled to credit an equal amount
     against  any  installment of rent due  in  the  future.   GR
     applied  the credit for the February rent against  rent  due
     for  August  and  September 2005.  As of the  date  of  this
     report, GR has complied with all Lease terms as amended.

     Subsequent to September 30, 2006, the Partnership  sold  its
     24%  interest in the Garden Ridge retail store in Woodlands,
     Texas to an unrelated third party.  The Partnership received
     net   sale  proceeds  of  approximately  $2,096,000,   which
     resulted  in a net gain of approximately $247,100.   At  the
     time  of sale, the cost and related accumulated depreciation
     was $1,995,850 and $146,987, respectively.  At September 30,
     2006,  the property was classified as Real Estate  Held  for
     Sale with a book value of $1,848,863.

     On  May  31, 2005, the Partnership sold its 5.8291% interest
     in  the  Applebee's  restaurant in Destin,  Florida  to  the
     tenant.   The  Partnership received  net  sale  proceeds  of
     $109,804, which resulted in a net gain of $62,281.  The cost
     and  related  accumulated depreciation of the interest  sold
     was $65,215 and $17,692, respectively.

     During  the third quarter of 2005, the Partnership sold  its
     50% interest in the Johnny Carino's restaurant in Mansfield,
     Texas,  in  three separate transactions, to unrelated  third
     parties.   The Partnership received total net sale  proceeds
     of  $1,490,853,  which resulted in a net gain  of  $506,543.
     The   cost  and  related  accumulated  depreciation  of  the
     interests sold was $1,028,886 and $44,576, respectively.

     On  October  18, 2005, the Partnership sold the Old  Country
     Buffet  restaurant in Northlake, Illinois  to  an  unrelated
     third party.  The Partnership received net sale proceeds  of
     $1,973,839,  which resulted in a net gain of  $851,215.   At
     the   time   of  sale,  the  cost  and  related  accumulated
     depreciation was $1,350,804 and $228,180, respectively.

     In  October 2005, the Partnership entered into an  agreement
     to  sell  its  50% interest in the Applebee's restaurant  in
     Stow,  Ohio  to an unrelated third party.  On  November  15,
     2005,  the  sale closed with the Partnership  receiving  net
     sale proceeds of $1,835,784, which resulted in a net gain of
     $310,234.   At  the  time  of sale,  the  cost  and  related
     accumulated   depreciation  was  $1,575,755   and   $50,205,
     respectively.

         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(5)  Discontinued Operations - (Continued)

     In  May  2003, the Partnership entered into an agreement  to
     sell  a Taco Cabana restaurant in San Antonio, Texas to  the
     tenant.  The agreement was extended several times to  enable
     the  tenant  to  complete their due  diligence  and  certain
     negotiations with adjacent land owners.  During  this  time,
     the tenant continued to pay rent and complied with the lease
     obligations.  On January 26, 2006, the sale closed with  the
     Partnership receiving net sale proceeds of $1,642,624, which
     resulted  in a net gain of $484,970.  At the time  of  sale,
     the cost and related accumulated depreciation was $1,406,426
     and  $248,772,  respectively.  At  December  31,  2005,  the
     property was classified as Real Estate Held for Sale with  a
     book value of $1,157,654.

     In  May  2006, the Partnership entered into an agreement  to
     sell  the Children's World daycare center in Lenexa,  Kansas
     to  an  unrelated  third party.  On  August  14,  2006,  the
     Partnership  sale closed with the Partnership receiving  net
     sale  proceeds of $849,224, which resulted in a net gain  of
     $306,488.   At  the  time  of sale,  the  cost  and  related
     accumulated   depreciation  was   $983,527   and   $440,791,
     respectively.

     During  the first nine months of 2006, the Partnership  sold
     45.3398%  of the Jared Jewelry store in Lakewood,  Colorado,
     in  six  separate transactions, to unrelated third  parties.
     The   Partnership  received  total  net  sale  proceeds   of
     $2,157,894,  which resulted in a net gain of $406,121.   The
     cost  and  related accumulated depreciation of the interests
     sold was $1,829,581 and $77,808, respectively.

     Subsequent to September 30, 2006, the Partnership  sold  its
     remaining  4.6602% interest in the Jared  Jewelry  store  in
     Lakewood,  Colorado  to  an  unrelated  third  party.    The
     Partnership  received  net  sale proceeds  of  approximately
     $224,000,  which  resulted in a net  gain  of  approximately
     $44,000.   The cost and related accumulated depreciation  of
     the interest sold was $188,052 and $7,998, respectively.  At
     September  30,  2006, the property was  classified  as  Real
     Estate Held for Sale with a book value of $180,054.

     On  August  28,  2006, the Partnership sold  6.869%  of  the
     Eckerd drug store in Auburn, New York to an unrelated  third
     party.   The  Partnership  received  net  sale  proceeds  of
     $376,203, which resulted in a net gain of $76,398.  The cost
     and  related  accumulated depreciation of the interest  sold
     was $314,206 and $14,401, respectively.  The Partnership  is
     attempting  to  sell its remaining 43.131% interest  in  the
     property.    At   September  30,  2006,  the  property   was
     classified as Real Estate Held for Sale with a book value of
     $1,882,501.

     During  the  first  nine  months  of  2006  and  2005,   the
     Partnership  distributed $5,328,632 and  $2,155,819  of  net
     sale proceeds to the Limited and General Partners as part of
     their quarterly distributions, which represented a return of
     capital of $277.64 and $111.33 per Limited Partnership Unit,
     respectively.

         AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(5)  Discontinued Operations - (Continued)

     The financial results for these properties are reflected  as
     Discontinued   Operations  in  the  accompanying   financial
     statements.   The following are the results of  discontinued
     operations for the periods ended September 30:

                                 Three Months Ended       Nine Months Ended
                                9/30/06      9/30/05     9/30/06     9/30/05

Rental Income                 $  116,381   $  296,378  $  461,575  $  939,278
Property Management Expenses      (2,481)      (3,146)     (4,626)    (12,805)
Depreciation                     (19,382)     (55,766)    (96,398)   (179,458)
Gain on Disposal of Real Estate  658,410      506,543   1,273,977     617,249
                               ----------   ----------  ----------  ----------
   Income from
    Discontinued Operations   $  752,928   $  744,009  $1,634,528  $1,364,264
                               ==========   ==========  ==========  ==========


ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS

        The Management's Discussion and Analysis contains various
"forward  looking  statements"  within  the  meaning  of  federal
securities  laws  which  represent management's  expectations  or
beliefs  concerning future events, including statements regarding
anticipated  application of cash, expected  returns  from  rental
income,  growth  in revenue, taxation levels, the sufficiency  of
cash to meet operating expenses, rates of distribution, and other
matters.  These, and other forward looking statements made by the
Partnership,  must be evaluated in the context  of  a  number  of
factors that may affect the Partnership's financial condition and
results of operations, including the following:

    Market  and  economic conditions which affect the  value
    of  the  properties the Partnership owns and  the  cash
    from rental income such properties generate;

    the  federal  income tax consequences of rental  income,
    deductions,  gain  on  sales and other  items  and  the
    affects of these consequences for the Partners;

    resolution  by  the General Partners of  conflicts  with
    which they may be confronted;

    the   success   of  the  General  Partners   of   locating
    properties with favorable risk return characteristics;

    the effect of tenant defaults; and

    the  condition of the industries in which the  tenants  of
    properties owned by the Partnership operate.


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

The Application of Critical Accounting Policies

        The preparation of the Partnership's financial statements
requires  management to make estimates and assumptions  that  may
affect the reported amounts of assets, liabilities, revenues  and
expenses,  and  related  disclosure  of  contingent  assets   and
liabilities. Management evaluates these estimates on  an  ongoing
basis,  including  those related to the carrying  value  of  real
estate  and  the  allocation  by AEI  Fund  Management,  Inc.  of
expenses  to  the  Partnership as opposed  to  other  funds  they
manage.

        The Partnership purchases properties and records them  in
the  financial  statements  at the lower  of  cost  or  estimated
realizable   value.   The  Partnership  initially   records   the
properties  at cost (including capitalized acquisition expenses).
The Partnership is required to periodically evaluate the carrying
value  of properties to determine whether their realizable  value
has  declined.   For  properties the Partnership  will  hold  and
operate, management determines whether impairment has occurred by
comparing the property's probability-weighted cash flows  to  its
current carrying value.  For properties held for sale, management
determines  whether  impairment has  occurred  by  comparing  the
property's estimated fair value less cost to sell to its  current
carrying  value.   If  the carrying value  is  greater  than  the
realizable  value, an impairment loss is recorded to  reduce  the
carrying value of the property to its realizable value.  A change
in  these assumptions or analysis could cause material changes in
the carrying value of the properties.

        AEI  Fund Management, Inc. allocates expenses to each  of
the  funds  they manage primarily on the basis of the  number  of
hours  devoted  by their employees to each fund's affairs.   They
also  allocate  expenses at the end of each month  that  are  not
directly related to a fund's operations based upon the number  of
investors  in the fund and the fund's capitalization relative  to
other  funds  they  manage.   The  Partnership  reimburses  these
expenses  subject  to  detailed  limitations  contained  in   the
Partnership Agreement.

         Management   of  the  Partnership  has   discussed   the
development  and selection of the above accounting estimates  and
the management discussion and analysis disclosures regarding them
with the managing partner of the Partnership.

Results of Operations

       For the nine months ended September 30, 2006 and 2005, the
Partnership  recognized rental income from continuing  operations
of $371,571 and $367,028, respectively.


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

       For the nine months ended September 30, 2006 and 2005, the
Partnership  incurred  Partnership administration  expenses  from
affiliated parties of $100,663 and $155,430, respectively.  These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Partners.  As  the
Partnership's asset base decreases due to property sales,  it  is
allocated a smaller share of expenses that are allocated  by  AEI
Fund  Management, Inc. based on the relative assets of the  funds
under  management.   During  the same  periods,  the  Partnership
incurred   Partnership  administration  and  property  management
expenses   from  unrelated  parties  of  $20,123   and   $21,794,
respectively.  These expenses represent direct payments to  third
parties  for legal and filing fees, direct administrative  costs,
outside audit costs, taxes, insurance and other property costs.

       For the nine months ended September 30, 2006 and 2005, the
Partnership  recognized interest income of $74,024  and  $24,414,
respectively.  In 2006, interest income increased mainly  due  to
the  Partnership  having more money invested in  a  money  market
account due to property sales.

        In  accordance  with  Statement of  Financial  Accounting
Standards  No. 144, Accounting for the Impairment or Disposal  of
Long-Lived  Assets,  upon  complete disposal  of  a  property  or
classification of a property as Real Estate Held  for  Sale,  the
Partnership  includes  the operating  results  and  sale  of  the
property   in   discontinued  operations.    In   addition,   the
Partnership reclassifies the prior periods operating results  and
any  partial  sales  of the property to discontinued  operations.
For  the  nine  months ended September 30, 2006, the  Partnership
recognized  income  from discontinued operations  of  $1,634,528,
representing rental income less property management expenses  and
depreciation of $360,551 and gain on disposal of real  estate  of
$1,273,977.   For the nine months ended September 30,  2005,  the
Partnership  recognized  income from discontinued  operations  of
$1,364,264,  representing rental income less property  management
expenses  and  depreciation of $747,015 and gain on  disposal  of
real estate of $617,249.

        In  July  2003, the tenant of the Razzoo's restaurant  in
Alpharetta,  Georgia  notified  the  Partnership  that   it   was
experiencing  financial  difficulty  stemming  from  lower   than
expected sales and that it might not be able to pay future rents.
In  late 2003, the tenant closed the restaurant and said that  it
no   longer  intended  to  operate  a  restaurant  at  the  site.
Subsequent to this action, the tenant and the Partnership reached
a  settlement  related to the property, the lease was  terminated
and  the  tenant  returned possession  of  the  property  to  the
Partnership.  While the property was vacant, the Partnership  was
responsible  for  real estate taxes and other costs  required  to
maintain the property.

         In  December  2004,  the  Partnership  entered  into  an
agreement  to  sell the property in Alpharetta  to  an  unrelated
third  party.   On  March  29, 2005, the  sale  closed  with  the
Partnership  receiving  net  sale  proceeds  of  $648,425,  which
resulted in a net gain of $48,425.  At the time of sale, the  net
book value of the property was $600,000.


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        In February 2004, Garden Ridge, L.P. (GR), the tenant  of
the  Garden  Ridge  retail store in Woodlands, Texas,  filed  for
Chapter  11  bankruptcy reorganization.  In  press  releases,  GR
reported rejecting the leases of 9 of 44 stores and that  it  was
attempting to renegotiate lease terms for its other stores.   The
Woodlands  store  was not identified as one of  the  nine  to  be
closed.  GR entered into negotiations with the property owners of
the  Woodlands  store to arrive at an agreement to modify  rental
terms that would induce GR to assume the Lease for this property.
GR  and  the  property  owners subsequently  agreed  to  a  lease
amendment  to  reduce the annual rent by 23%,  with  a  10%  rent
increase on January 1, 2008.  The Partnership's share of the  new
rental amount is $175,968.  The amendment provides for additional
rental  payments  if  the  store's sales  exceed  certain  stated
amounts.   The amendment also calls for the owners to waive  rent
for   one  month  during  the  first  six  months  following  the
bankruptcy  court's  approval of GR's assumption  of  the  Lease.
With  the exception of February 2004, GR made all rental payments
due under its original lease.

       On April 28, 2005, the bankruptcy court approved GR's Plan
of  Reorganization.   As  part of the Plan,  the  lease  for  the
Woodlands store was assumed by GR and the lease amendment  became
effective.  Pursuant to the amendment, GR selected July  2005  as
the one month to have rent waived.  In May 2005, GR paid the rent
due  for  February  2004 and, pursuant to the amendment,  GR  was
entitled  to  credit an equal amount against any  installment  of
rent  due  in the future.  GR applied the credit for the February
rent  against rent due for August and September 2005.  As of  the
date  of  this  report, GR has complied with all Lease  terms  as
amended.

       Subsequent to September 30, 2006, the Partnership sold its
24% interest in the Garden Ridge retail store in Woodlands, Texas
to  an unrelated third party.  The Partnership received net  sale
proceeds  of approximately $2,096,000, which resulted  in  a  net
gain  of  approximately $247,100.  At the time of sale, the  cost
and related accumulated depreciation was $1,995,850 and $146,987,
respectively.  At September 30, 2006, the property was classified
as Real Estate Held for Sale with a book value of $1,848,863.

       On May 31, 2005, the Partnership sold its 5.8291% interest
in  the  Applebee's restaurant in Destin, Florida to the  tenant.
The  Partnership  received net sale proceeds of  $109,804,  which
resulted  in  a  net  gain  of $62,281.   The  cost  and  related
accumulated  depreciation of the interest sold  was  $65,215  and
$17,692, respectively.

       During the third quarter of 2005, the Partnership sold its
50%  interest  in  the Johnny Carino's restaurant  in  Mansfield,
Texas,  in  three  separate  transactions,  to  unrelated   third
parties.   The  Partnership received total net sale  proceeds  of
$1,490,853, which resulted in a net gain of $506,543.   The  cost
and  related accumulated depreciation of the interests  sold  was
$1,028,886 and $44,576, respectively.

        On October 18, 2005, the Partnership sold the Old Country
Buffet  restaurant in Northlake, Illinois to an  unrelated  third
party.  The Partnership received net sale proceeds of $1,973,839,
which  resulted in a net gain of $851,215.  At the time of  sale,
the  cost and related accumulated depreciation was $1,350,804 and
$228,180, respectively.


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

       In October 2005, the Partnership entered into an agreement
to  sell  its 50% interest in the Applebee's restaurant in  Stow,
Ohio to an unrelated third party.  On November 15, 2005, the sale
closed  with  the  Partnership receiving  net  sale  proceeds  of
$1,835,784,  which resulted in a net gain of  $310,234.   At  the
time  of sale, the cost and related accumulated depreciation  was
$1,575,755 and $50,205, respectively.

        In May 2003, the Partnership entered into an agreement to
sell  a  Taco  Cabana  restaurant in San Antonio,  Texas  to  the
tenant.   The agreement was extended several times to enable  the
tenant  to  complete their due diligence and certain negotiations
with   adjacent  land  owners.   During  this  time,  the  tenant
continued  to  pay rent and complied with the lease  obligations.
On  January  26,  2006,  the  sale closed  with  the  Partnership
receiving  net sale proceeds of $1,642,624, which resulted  in  a
net  gain of $484,970.  At the time of sale, the cost and related
accumulated    depreciation   was   $1,406,426   and    $248,772,
respectively.  At December 31, 2005, the property was  classified
as Real Estate Held for Sale with a book value of $1,157,654.

        In May 2006, the Partnership entered into an agreement to
sell the Children's World daycare center in Lenexa, Kansas to  an
unrelated third party.  On August 14, 2006, the Partnership  sale
closed  with  the  Partnership receiving  net  sale  proceeds  of
$849,224, which resulted in a net gain of $306,488.  At the  time
of  sale,  the  cost  and  related accumulated  depreciation  was
$983,527 and $440,791, respectively.

       During the first nine months of 2006, the Partnership sold
45.3398% of the Jared Jewelry store in Lakewood, Colorado, in six
separate   transactions,  to  unrelated   third   parties.    The
Partnership received total net sale proceeds of $2,157,894, which
resulted  in  a  net  gain of $406,121.   The  cost  and  related
accumulated depreciation of the interests sold was $1,829,581 and
$77,808, respectively.

       Subsequent to September 30, 2006, the Partnership sold its
remaining  4.6602%  interest  in  the  Jared  Jewelry  store   in
Lakewood,  Colorado to an unrelated third party.  The Partnership
received  net  sale  proceeds  of approximately  $224,000,  which
resulted  in a net gain of approximately $44,000.  The  cost  and
related  accumulated  depreciation  of  the  interest  sold   was
$188,052  and $7,998, respectively.  At September 30,  2006,  the
property was classified as Real Estate Held for Sale with a  book
value of $180,054.

        On  August 28, 2006, the Partnership sold 6.869%  of  the
Eckerd  drug  store  in Auburn, New York to  an  unrelated  third
party.   The Partnership received net sale proceeds of  $376,203,
which  resulted in a net gain of $76,398.  The cost  and  related
accumulated  depreciation of the interest sold was  $314,206  and
$14,401, respectively.  The Partnership is attempting to sell its
remaining  43.131% interest in the property.   At  September  30,
2006,  the property was classified as Real Estate Held  for  Sale
with a book value of $1,882,501.

        In the second quarter of 2005, the Partnership decided to
discontinue the reinvestment of proceeds from property  sales  in
additional  properties.   As a result, the  Partnership's  rental
income  and operating income will decrease in the future  as  the
Partnership sells its remaining properties.


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   Leases  may contain rent increases,  based  on  the
increase  in  the  Consumer Price Index over a specified  period,
which  will result in an increase in rental income over the  term
of  the  leases.   In addition, leases may contain  rent  clauses
which  entitle  the  Partnership to receive  additional  rent  in
future  years  if gross receipts for the property exceed  certain
specified  amounts.  Increases in sales volumes of  the  tenants,
due to inflation and real sales growth, may result in an increase
in rental income over the term of the leases.  Inflation also may
cause the real estate to appreciate in value.  However, inflation
and  changing prices may have an adverse impact on the  operating
margins  of  the  properties' tenants, which could  impair  their
ability  to  pay rent and subsequently reduce the Net  Cash  Flow
available for distributions.

Liquidity and Capital Resources

        During  the  nine months ended September  30,  2006,  the
Partnership's  cash balances decreased $669,846 as  a  result  of
distributions  paid to the Partners in excess of  cash  generated
from  operating and investing activities.  During the nine months
ended   September  30,  2005,  the  Partnership's  cash  balances
increased $1,425,316 as a result of cash generated from the  sale
of  property, which was partially offset by distributions paid to
the   Partners  in  excess  of  cash  generated  from   operating
activities.

        Net  cash provided by operating activities decreased from
$1,290,129 in 2005 to $760,970 in 2006 due to a decrease in total
rental and interest income in 2006 and net timing differences  in
the  collection  of  payments from lessees  and  the  payment  of
expenses,   which  were  partially  offset  by  a   decrease   in
Partnership  administration and property management  expenses  in
2006.

        During the nine months ended September 30, 2006 and 2005,
the  Partnership generated cash flow from the sale of real estate
of $5,025,945 and $2,249,082, respectively.

       The Partnership's primary use of cash flow is distribution
and  redemption  payments to Partners.  The Partnership  declares
its  regular  quarterly  distributions before  the  end  of  each
quarter and pays the distribution in the first week after the end
of  each quarter.  The Partnership attempts to maintain a  stable
distribution  rate from quarter to quarter.  Redemption  payments
are paid to redeeming Partners on a quarterly basis.

       For the nine months ended September 30, 2006 and 2005, the
Partnership  declared distributions of $6,039,714 and $3,146,472,
respectively, which were distributed 99% to the Limited  Partners
and  1%  to the General Partners.  The Limited Partners  received
distributions  of  $5,979,317  and  $3,115,007  and  the  General
Partners  received distributions of $60,397 and $31,465  for  the
periods, respectively.  In June, September and December 2005, the
Partnership   declared   special   distributions   of   $505,051,
$1,515,152  and  $3,282,828, respectively, of net sale  proceeds,
which  resulted in a higher distribution payable at December  31,
2005.   In  March,  June  and  September  2006,  the  Partnership
declared  special  distributions  of  $1,717,172,  $505,051   and
$3,030,303, respectively, of net sale proceeds, which resulted in
higher  distributions  for the first nine months  of  2006,  when
compared to the first nine months of 2005.


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        During  the  first  nine months of  2006  and  2005,  the
Partnership  distributed $5,328,632 and $2,155,819  of  net  sale
proceeds  to  the Limited and General Partners as part  of  their
quarterly distributions, which represented a return of capital of
$277.64 and $111.33 per Limited Partnership Unit, respectively.

        The  Partnership may acquire Units from Limited  Partners
who have tendered their Units to the Partnership.  Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in  any  year  more than 5%  of  the  number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

        During  the  first  nine months  of  2006,  nine  Limited
Partners redeemed a total of 114 Partnership Units for $69,970 in
accordance with the Partnership Agreement.  During the first nine
months  of  2005, 24 Limited Partners redeemed a total of  186.25
Partnership  Units for $168,522.  The Partnership acquired  these
Units  using  Net Cash Flow from operations.  In prior  years,  a
total of 266 Limited Partners redeemed 3,438.67 Partnership Units
for  $2,858,329.  The redemptions increase the remaining  Limited
Partners' ownership interest in the Partnership.  As a result  of
these   redemption  payments  and  pursuant  to  the  Partnership
Agreement,  the General Partners received distributions  of  $707
and $1,702 in 2006 and 2005, respectively.

       The continuing rent payments from the properties, together
with  cash  generated from property sales, should be adequate  to
fund   continuing   distributions  and  meet  other   Partnership
obligations on both a short-term and long-term basis.

ITEM 3.   CONTROLS AND PROCEDURES.

       (a) Evaluation of disclosure controls and procedures

        Under  the  supervision  and with  the  participation  of
management, including its President and Chief Financial  Officer,
the  Managing  General Partner of the Partnership  evaluated  the
effectiveness  of  the  design and operation  of  its  disclosure
controls  and procedures (as defined in Rule 13a-14(c) under  the
Exchange  Act).   Based upon that evaluation, the  President  and
Chief Financial Officer of the Managing General Partner concluded
that,  as  of  the end of the period covered by this report,  the
disclosure  controls  and  procedures  of  the  Partnership   are
adequately  designed to ensure that information  required  to  be
disclosed  by  us  in  the reports we file or  submit  under  the
Exchange  Act  is recorded, processed, summarized  and  reported,
within the time periods specified in applicable rules and forms.

       (b)  Changes in internal controls

         There   were   no  significant  changes  made   in   the
Partnership's  internal controls during the  most  recent  period
covered  by  this  report that have materially affected,  or  are
reasonably   likely  to  materially  affect,  the   Partnership's
internal control over financial reporting.


                   PART II - OTHER INFORMATION

ITEM 1.LEGAL PROCEEDINGS

        There are no material pending legal proceedings to  which
the Partnership is a party or of which the Partnership's property
is subject.

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

        (a)  During  the  period  covered  by  this  report,  the
Partnership  did  not  sell any equity securities  that  are  not
registered under the Securities Act of 1933.

       (b) Not applicable.

        (c) Pursuant to Section 7.7 of the Partnership Agreement,
as  amended, each Limited Partner has the right to present  Units
to  the  Partnership  for purchase by submitting  notice  to  the
Managing  General Partner.  The purchase price of  the  Units  is
equal to 90% of the net asset value of the Units as determined by
the Managing General Partner in accordance with the provisions of
the Partnership Agreement.  Units tendered to the Partnership are
redeemed  at  the purchase price established for the  quarter  in
which the Partnership received a notice at least 60 days prior to
the  repurchase  dates of January 1st, April 1st,  July  1st  and
October   1st   subject  to  the  following   limitations.    The
Partnership is not obligated to purchase in any year more than 5%
of  the number of Units outstanding at the beginning of the year.
In  no event shall the Partnership be obligated to purchase Units
if,  in the sole discretion of the Managing General Partner, such
purchase   would   impair  the  capital  or  operation   of   the
Partnership.

      Small Business Issuer Purchases of Equity Securities

                                    Total Number of Units Maximum Number of
             Total Number  Average  Purchased as Part of  Units that May Yet Be
               of Units  Price Paid Publicly Announced    Purchased Under the
   Period    Purchased    per Unit  Plans or Programs     Plans or Programs

7/1/06 to 7/31/06   30     $573.44       3,813.92(1)            (2)

8/1/06 to 8/31/06   --       --              --                 --

9/1/06 to 9/30/06   --       --              --                 --

  (1)  The  Partnership's  repurchase plan is  mandated  by  the
       Partnership Agreement as included in the prospectus related to
       the original offering of the Units.

  (2   The Partnership Agreement contains annual limitations  on
       repurchases  described in the paragraph  above  and  has  no
       expiration date.

ITEM 3.DEFAULTS UPON SENIOR SECURITIES

      None.

                   PART II - OTHER INFORMATION
                           (Continued)

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

      None.

ITEM 5.OTHER INFORMATION

      None.

ITEM 6.EXHIBITS

    10.1  Contract  of  Sale dated August 17,  2006  between  the
    Partnership,  various  other  property  owners  and   Compson
    Holding  Corporation  relating  to  the  Property  at   16778
    Interstate  45 South, Conroe (Woodlands), Texas (incorporated
    by  reference to Exhibit 10.1 of Form 8-K filed  November  8,
    2006).

    31.1  Certification  of Chief Executive  Officer  of  General
    Partner pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))  and
    Section 302 of the Sarbanes-Oxley Act of 2002.

    31.2  Certification  of Chief Financial  Officer  of  General
    Partner pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))  and
    Section 302 of the Sarbanes-Oxley Act of 2002.

    32    Certification  of  Chief Executive  Officer  and  Chief
    Financial Officer of General Partner pursuant to Section  906
    of the Sarbanes-Oxley Act of 2002.


                           SIGNATURES

        In  accordance with the requirements of the Exchange Act,
the  registrant caused this report to be signed on its behalf  by
the undersigned, thereunto duly authorized.


Dated:  November 9, 2006      AEI Real Estate Fund XVIII
                              Limited Partnership
                              By:   AEI  Fund Management  XVIII, Inc.
                              Its: Managing General Partner



                              By: /s/ Robert P Johnson
                                      Robert P. Johnson
                                      President
                                      (Principal Executive Officer)



                              By: /s/ Patrick W Keene
                                      Patrick W. Keene
                                      Chief Financial Officer
                                      (Principal Accounting Officer)