UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549FORM 10-Q

[X]  Quarterly Report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

For the Quarterly Period Ended September 30, 2000or

[ ]  Transition Report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

For the transition period from ___________to _____________
Commission File #0-18431Inland Land Appreciation Fund, L.P.(Exact name of registrant as specified in its charter)



|Delaware                          | #36-3544798                            
|--------------------------------- | ---------------------------------------
|(State or other jurisdiction      | (I.R.S. Employer Identification Number)
|of incorporation or organization) |                                        



|2901 Butterfield Road, Oak Brook, Illinois | 60523     
|------------------------------------------ | ----------
|(Address of principal executive office)    | (Zip Code)

Registrant's telephone number, including area code:  630-218-8000
N/A
(Former name, former address and former
fiscal year, if changed since last report)

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





INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Balance Sheets
September 30, 2000 and December 31, 1999
(unaudited)Assets

|                                                                                                                                                                                                          |   | 2000       | 1999      
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | - | ---------- | ----------
|Current assets:                                                                                                                                                                                           |   |            |           
|Cash and cash equivalents (Note 1)                                                                                                                                                                        | $ | 580,850    | 696,685   
|Accounts and accrued interest receivable (Note 5)                                                                                                                                                         |   | 734,339    | 462,209   
|Current portion of mortgage loans receivable (Note 5)                                                                                                                                                     |   | -          | 1,427,057 
|Other current assets                                                                                                                                                                                      |   | 2,389      | 1,371     
|                                                                                                                                                                                                          |   |            |           
|Total current assets                                                                                                                                                                                      |   | 1,317,578  | 2,587,322 
|                                                                                                                                                                                                          |   |            |           
|Other assets                                                                                                                                                                                              |   | 39,910     | 42,984    
|Mortgage loans receivable, less current portion (Note 5)                                                                                                                                                  |   | 2,783,548  | 1,747,986 
|Investments in land and improvements, at cost (including   acquisition fees paid to Affiliates of $869,139 and $877,618 at   September 30, 2000 and December 31, 1999, respectively)   (Notes 1, 2 and 3) |   | 20,799,598 | 20,302,677
|                                                                                                                                                                                                          |   |            |           
|Total assets                                                                                                                                                                                              | $ | 24,940,634 | 24,680,969
|                                                                                                                                                                                                          |   | =========  | ========= 



See accompanying notes to financial statements.



INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Balance Sheets
(continued)
September 30, 2000 and December 31, 1999
(unaudited)Liabilities and Partners' Capital

|                                                                                                                                                                 |   | 2000         | 1999        
|---------------------------------------------------------------------------------------------------------------------------------------------------------------- | - | ------------ | ------------
|                                                                                                                                                                 |   |              |             
|Current liabilities:                                                                                                                                             |   |              |             
|Accounts payable                                                                                                                                                 | $ | 1,534        | 9,617       
|Accrued real estate taxes                                                                                                                                        |   | 35,784       | 45,099      
|Due to Affiliates (Note 2)                                                                                                                                       |   | 18,802       | 42,744      
|Notes payable to Affiliate (Note 6)                                                                                                                              |   | 2,493,750    | 2,493,750   
|Unearned income                                                                                                                                                  |   | 503          | 3,207       
|                                                                                                                                                                 |   |              |             
|Total current liabilities                                                                                                                                        |   | 2,550,373    | 2,594,417   
|                                                                                                                                                                 |   |              |             
|Deferred gain on sale of investments in land and improvements   (Note 5)                                                                                         |   | 261,924      | 296,357     
|                                                                                                                                                                 |   |              |             
|Partners' capital (Notes 1 and 2):                                                                                                                               |   |              |             
|General Partner:                                                                                                                                                 |   |              |             
|Capital contribution                                                                                                                                             |   | 500          | 500         
|Cumulative net income                                                                                                                                            |   | 175,191      | 172,541     
|Cumulative cash distributions                                                                                                                                    |   | (153,743)    | (153,743)   
|                                                                                                                                                                 |   |              |             
|                                                                                                                                                                 |   | 21,948       | 19,298      
|Limited Partners:                                                                                                                                                |   |              |             
|Units of $1,000. Authorized 30,001 Units, 29,596 Units       outstanding (net of offering costs of $3,768,113, of which       $1,069,764 was paid to
Affiliates) |   | 25,875,185   | 25,875,185  
|Cumulative net income                                                                                                                                            |   | 8,304,827    | 7,969,335   
|Cumulative cash distributions                                                                                                                                    |   | (12,073,623) | (12,073,623)
|                                                                                                                                                                 |   |              |             
|                                                                                                                                                                 |   | 22,106,389   | 21,770,897  
|                                                                                                                                                                 |   |              |             
|Total partners' capital                                                                                                                                          |   | 22,128,337   | 21,790,195  
|                                                                                                                                                                 |   |              |             
|Total liabilities and partners' capital                                                                                                                          | $ | 24,940,634   | 24,680,969  
|                                                                                                                                                                 |   | =========    | =========   



See accompanying notes to financial statements.



INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Statements of Operations
For the three and nine months ended September 30, 2000 and 1999
(unaudited)

|                                                                                              |   | Three months      | Three months       | Nine months       | Nine months      
|--------------------------------------------------------------------------------------------- | - | ----------------- | ------------------ | ----------------- | -----------------
|                                                                                              |   | ended             | ended              | ended             | ended            
|                                                                                              |   | September 30,2000 | September 30, 1999 | September 30,2000 | September 30,1999
|Income:                                                                                       |   |                   |                    |                   |                  
|Sale of investments in land and     improvements (Notes 1 and 3)                              | $ | -                 | 1,308,726          | 199,080           | 1,792,856        
|Recognition of deferred gain on sale of     investments in land and improvements     (Note 5) |   | 17,703            | 22,024             | 34,433            | 89,525           
|Rental income (Note 4)                                                                        |   | 64,058            | 70,278             | 191,491           | 198,791          
|Interest income                                                                               |   | 75,631            | 105,504            | 230,397           | 268,437          
|Other income                                                                                  |   | 971               | -                  | 6,400             | 3,500            
|                                                                                              |   |                   |                    |                   |                  
|                                                                                              |   | 158,363           | 1,506,532          | 661,861           | 2,353,109        
|                                                                                              |   |                   |                    |                   |                  
|Expenses:                                                                                     |   |                   |                    |                   |                  
|Cost of land sold                                                                             |   | -                 | 1,308,726          | 160,325           | 1,629,687        
|Professional services to Affiliates                                                           |   | 5,918             | 8,114              | 18,840            | 23,669           
|Professional services to non-affiliates                                                       |   | -                 | -                  | 29,560            | 28,732           
|General and administrative expenses to     Affiliates                                         |   | 5,447             | 6,517              | 20,930            | 20,640           
|General and administrative expenses to     non-affiliates                                     |   | 339               | (2,400)            | 21,897            | 24,753           
|Marketing expenses to Affiliates                                                              |   | 2,280             | (17,759)           | 9,316             | 14,967           
|Marketing expenses to non-affiliates                                                          |   | 3,601             | 3,963              | 17,059            | 15,524           
|Land operating expenses to non-    affiliates                                                 |   | 15,111            | 17,105             | 45,792            | 46,597           
|                                                                                              |   |                   |                    |                   |                  
|                                                                                              |   | 32,696            | 1,324,266          | 323,719           | 1,804,569        
|                                                                                              |   |                   |                    |                   |                  
|Net income                                                                                    | $ | 125,667           | 182,266            | 338,142           | 548,540          
|                                                                                              |   | =========         | =========          | =========         | =========        



See accompanying notes to financial statements.



INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Statements of Operations
(continued)
For the three and nine months ended September 30, 2000 and 1999
(unaudited)

|                                                                                                                                                                                                                                                                                                         |   | Three months      | Three months      | Nine months        | Nine months      
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | - | ----------------- | ----------------- | ------------------ | -----------------
|                                                                                                                                                                                                                                                                                                         |   | ended             | ended             | ended              | ended            
|                                                                                                                                                                                                                                                                                                         |   | September 30,2000 | September 30,1999 | September 30, 2000 | September 30,1999
|                                                                                                                                                                                                                                                                                                         |   |                   |                   |                    |                  
|Net income allocated to:                                                                                                                                                                                                                                                                                 |   |                   |                   |                    |                  
|General Partner                                                                                                                                                                                                                                                                                          | $ | 1,080             | 1,602             | 2,650              | 2,958            
|Limited Partners                                                                                                                                                                                                                                                                                         |   | 124,587           | 180,664           | 335,492            | 45,582           
|                                                                                                                                                                                                                                                                                                         |   |                   |                   |                    |                  
|Net income                                                                                                                                                                                                                                                                                               | $ | 125,667           | 182,266           | 338,142            | 548,540          
|                                                                                                                                                                                                                                                                                                         |   | =========         | =========         | =========          | =========        
|                                                                                                                                                                                                                                                                                                         |   |                   |                   |                    |                  
|Net income allocated to the one General   Partner Unit                                                                                                                                                                                                                                                   | $ | 1,080             | 1,602             | 2,650              | 1,590            
|                                                                                                                                                                                                                                                                                                         |   | =========         | =========         | =========          | =========        
|                                                                                                                                                                                                                                                                                                         |   |                   |                   |                    |                  
|Net income per Unit, basic and diluted,   allocated to Limited Partners per   weighted average Limited Partnership   Units (29,596 and 29,596 for the three   months ended September 30, 2000 and
  1999, and 29,596 and 29,600 for the nine   months ended September 30, 2000 and   1999, respectively) | $ | 4.21              | 6.10              | 11.34              | 18.43            
|                                                                                                                                                                                                                                                                                                         |   | =========         | =========         | =========          | =========        



See accompanying notes to financial statements.



INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Statements of Cash Flows
For the nine months ended September 30, 2000 and 1999
(unaudited)

|                                                                                   |   | 2000      | 1999     
|---------------------------------------------------------------------------------- | - | --------- | ---------
|Cash flows from operating activities:                                              |   |           |          
|Net income                                                                         | $ | 338,142   | 548,540  
|Adjustments to reconcile net income to net cash used in operating     activities:  |   |           |          
|Gain on sale of investments in land and improvements                               |   | (38,755)  | (163,169)
|Recognition of deferred gain on sale of investments in land and       improvements |   | (34,433)  | (89,525) 
|Changes in assets and liabilities:                                                 |   |           |          
|Accounts and accrued interest receivable                                           |   | (272,130) | (265,239)
|Other assets                                                                       |   | 2,056     | (579)    
|Accounts payable                                                                   |   | (8,083)   | (831)    
|Accrued real estate taxes                                                          |   | (9,315)   | (8,483)  
|Due to Affiliates                                                                  |   | (23,942)  | (245,794)
|Unearned income                                                                    |   | (2,704)   | (53,362) 
|                                                                                   |   |           |          
|Net cash used in operating activities                                              |   | (49,164)  | (278,442)
|                                                                                   |   |           |          
|Cash flows from investing activities:                                              |   |           |          
|Additions to investments in land and improvements                                  |   | (657,246) | (609,312)
|Principal payments collected on mortgage loans receivable                          |   | 391,495   | 361,446  
|Proceeds from disposition of investments in land and improvements                  |   | 199,080   | 484,130  
|                                                                                   |   |           |          
|Net cash provided by (used in) investing activities                                |   | (66,671)  | 236,264  
|                                                                                   |   |           |          
|Cash flows from financing activities:                                              |   |           |          
|Repurchase of Limited Partnership Units                                            |   | -         | (6,833)  
|                                                                                   |   |           |          
|Net cash used in financing activities                                              |   | -         | (6,833)  
|                                                                                   |   |           |          
|Net decrease in cash and cash equivalents                                          |   | (115,835) | (49,011) 
|Cash and cash equivalents at beginning of period                                   |   | 696,685   | 1,133,942
|                                                                                   |   |           |          
|Cash and cash equivalents at end of period                                         | $ | 580,850   | 1,084,931
|                                                                                   |   | ========= | =========



See accompanying notes to financial statements.



INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
September 30, 2000
(unaudited)

Readers of this Quarterly Report should refer to the Partnership's audited financial statements for the fiscal year ended December 31, 1999, which are included in the Partnership's 1999 Annual Report, as certain footnote disclosures
which would duplicate those contained in such audited financial statements have been omitted from this Report.



(1)  Organization and Basis of Accounting

The Registrant, Inland Land Appreciation Fund, L.P. (the "Partnership"), was formed in October 1987, pursuant to the Delaware Revised Uniform Limited Partnership Act, to invest in undeveloped land on an all-cash basis and realize appreciation of such
land upon resale.  On October 12, 1988, the Partnership commenced an Offering of 10,000 (subject to increase to 30,000) Limited Partnership Units ("Units") pursuant to a Registration Statement on Form S-11 under the Securities Act of 1933.  Inland Real
Estate Investment Corporation is the General Partner.  The Offering terminated on October 6, 1989, with total sales of 30,000 Units, at $1,000 per Unit, not including the General Partner or the Initial Limited Partner.  All of the holders of these Units
have been admitted to this Partnership.  The Limited Partners of the Partnership share in their portion of benefits of ownership of the Partnership's real property investments according to the number of Units held.  As of September 30, 2000, the
Partnership has repurchased a total of 404.75 Units for $357,702 from various Limited Partners through the Unit Repurchase Program.  Under this program Limited Partners may under certain circumstances have their Units repurchased for an amount equal to
their Invested Capital.

Except as described in footnote (b) to Note 3 of these notes, the Partnership uses the area method of allocation, which approximates the relative sales method of allocation, whereby a per acre price is used as the standard allocation method for land
purchases and sales.  The total cost of the parcel is divided by the total number of acres to arrive at a per acre price.

The preparation of financial statements in conformity with generally accepted accounting principles requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and
liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods.  Actual results could differ from those estimates.

In the opinion of management, the financial statements contain all the adjustments necessary, which are of a normal recurring nature, to present fairly the financial position and results of operations for the periods presented herein.  Results of interim
periods are not necessarily indicative of results to be expected for the year.



INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)
September 30, 2000
(unaudited)

(2)  Transactions with Affiliates

The General Partner and its Affiliates are entitled to reimbursement for salaries and expenses of employees of the General Partner and its Affiliates relating to the administration of the Partnership.  Such costs are included in professional services and
general and administrative expenses to Affiliates, of which $3,840 and $878 were unpaid as of September 30, 2000 and December 31, 1999, respectively.

The General Partner is entitled to receive Asset Management Fees equal to one-quarter of 1% of the original cost to the Partnership of undeveloped land annually, limited to a cumulative total over the life of the Partnership of 2% of the land's original
cost to the Partnership.  As of June 30, 1998, the Partnership had met this limit. No such fees were incurred in 1999 and 2000.

An Affiliate of the General Partner performed marketing and advertising services for the Partnership and was reimbursed  (as set forth under terms of the Partnership Agreement) for direct costs.   Such costs of $9,316 and $14,967 have been incurred and
are included in marketing expenses to Affiliates for the nine months ended September 30, 2000 and 1999, respectively. As of September 30, 2000 and December 31, 1999, all of such fees were paid.

An Affiliate of the General Partner performed property upgrades, rezoning, annexation and other activities to prepare the Partnership's land investments for sale and was reimbursed (as set forth under terms of the Partnership Agreement) for salaries and
direct costs.  The Affiliate did not recognize a profit on any project.  Such costs are included in investments in land.

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
September 30, 2000
(unaudited)

(3)   Investments in Land and Improvements

|       |          |             |            |             |             |               |               |               | Total      |             
|------ | -------- | ----------- | ---------- | ----------- | ----------- | ------------- | ------------- | ------------- | ---------- | ------------
|       |          |             |            |             |             |               | Costs         |               | Remaining  |             
|       |          | Gross Acres |            | Initial     | Initial     |               | Capitalized   |               | Costs of   | Current Year
|       | Location | Purchased   | Purchase/  | Original    | Acquisition | Initial Total | Subsequent to | Costs of      | Parcels at | Gain on Sale
|Parcel | County   | (Sold)      | Sales Date | Costs       | Costs       | Costs         | Acquisition   | Property Sold | 09/30/00   | Recognized  
|       |          |             |            |             |             |               |               |               |            |             
|1      | Kendall  | 84.7360     | 01/19/89   | $   423,680 | 61,625      | 485,305       | 5,462,589     | 5,947,894     | -          | -           
|       |          | (3.5200)    | 12/24/96   |             |             |               |               |               |            |             
|       |          | (.3520)     | 11/25/97   |             |             |               |               |               |            |             
|       |          | (80.8640)   | 12/29/97   |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|2      | McHenry  | 223.4121    | 01/19/89   | 650,000     | 95,014      | 745,014       | 26,816        | 771,830       | -          | 38,755      
|       |          | (183.3759)  | 12/27/90   |             |             |               |               |               |            |             
|       |          | (40.0362)   | 05/11/00   |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|3      | Kendall  | 20.0000     | 02/09/89   | 189,000     | 13,305      | 202,305       | -             | 202,305       | -          | -           
|       |          | (20.0000)   | 05/08/90   |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|4      | Kendall  | 69.2760     | 04/18/89   | 508,196     | 38,126      | 546,322       | 97,620        | 235,275       | 408,667    | -           
|       |          | (.4860)     | 02/28/91   |             |             |               |               |               |            |             
|       |          | (27.5750)   | 08/25/95   |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|5      | Kendall  | 372.2230    | 05/03/89   | 2,532,227   | 135,943     | 2,668,170     | 375,214       | 160,313       | 2,883,071  | -           
|       | (a)      | (Option)    | 04/06/90   |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|6      | Kendall  | 78.3900     | 06/21/89   | 416,783     | 31,691      | 448,474       | 231,415       | -             | 679,889    | -           
|       | (b)      |             |            |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|7      | Kendall  | 77.0490     | 06/21/89   | 84,754      | 8,163       | 92,917        | 216,593       | -             | 309,510    | -           
|       | (b)      |             |            |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|8      | Kendall  | 5.0000      | 06/21/89   | 60,000      | 5,113       | 65,113        | -             | 65,113        | -          | -           
|       | (b)      | (5.0000)    | 10/06/89   |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|9      | McHenry  | 51.0300     | 08/07/89   | 586,845     | 22,482      | 609,327       | 8,897         | -             | 618,224    | -           
|       | (b)      |             |            |             |             |               |               |               |            |             

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
September 30, 2000
(unaudited)

(3)   Investments in Land and Improvements (continued)

|       |               |             |            |           |             |               |               |               | Total      |             
|------ | ------------- | ----------- | ---------- | --------- | ----------- | ------------- | ------------- | ------------- | ---------- | ------------
|       |               |             |            |           |             |               | Costs         |               | Remaining  |             
|       |               | Gross Acres |            | Initial   | Initial     |               | Capitalized   |               | Costs of   | Current Year
|       | Location      | Purchased   | Purchase/  | Original  | Acquisition | Initial Total | Subsequent to | Costs of      | Parcels at | Gain on Sale
|Parcel | County        | (Sold)      | Sales Date | Costs     | Costs       | Costs         | Acquisition   | Property Sold | 09/30/00   | Recognized  
|       |               |             |            |           |             |               |               |               |            |             
|10     | McHenry       | 123.9400    | 08/07/89   | 91,939    | 7,224       | 99,163        | 600           | 99,763        | -          | -           
|       | (b)           | (123.9400)  | 12/06/89   |           |             |               |               |               |            |             
|       |               |             |            |           |             |               |               |               |            |             
|11     | McHenry       | 30.5920     | 08/07/89   | 321,216   | 22,641      | 343,857       | 12,114        | -             | 355,971    | -           
|       | (b)           |             |            |           |             |               |               |               |            |             
|       |               |             |            |           |             |               |               |               |            |             
|12     | Kendall       | 90.2710     | 10/31/89   | 907,389   | 41,908      | 949,297       | 14,970        | 7,456         | 956,811    | -           
|       |               | (.7090)     | 04/26/91   |           |             |               |               |               |            |             
|       |               |             |            |           |             |               |               |               |            |             
|13     | McHenry       | 92.7800     | 11/07/89   | 251,306   | 19,188      | 270,494       | 9,954         | 6,136         | 274,312    | -           
|       |               | (2.0810)    | 09/18/97   |           |             |               |               |               |            |             
|       |               |             |            |           |             |               |               |               |            |             
|14     | McHenry       | 76.2020     | 11/07/89   | 419,111   | 23,402      | 442,513       | 49,011        | -             | 491,524    | -           
|       |               |             |            |           |             |               |               |               |            |             
|15     | Lake          | 84.5564     | 01/03/90   | 1,056,955 | 85,283      | 1,142,238     | 1,661,344     | 2,803,582     | -          | -           
|       |               | (10.5300)   | Var 1996   |           |             |               |               |               |            |             
|       |               | (5.4680)    | Var 1997   |           |             |               |               |               |            |             
|       |               | (68.5584)   | Var 1998   |           |             |               |               |               |            |             
|       |               |             |            |           |             |               |               |               |            |             
|16     | Kane/
Kendall | 72.4187     | 01/29/90   | 1,273,537 | 55,333      | 1,328,870     | 666,729       | 1,106,579     | 889,020    | -           
|       |               | (30.9000)   | 07/10/98   |           |             |               |               |               |            |             
|       |               | (10.3910)   | 12/15/99   |           |             |               |               |               |            |             
|       |               |             |            |           |             |               |               |               |            |             
|17     | McHenry       | 99.9240     | 01/29/90   | 739,635   | 61,038      | 800,673       | 453,311       | 320,961       | 933,023    | -           
|       |               | (27.5100)   | 01/29/99   |           |             |               |               |               |            |             
|       |               |             |            |           |             |               |               |               |            |             
|18     | McHenry       | 71.4870     | 01/29/90   | 496,116   | 26,259      | 522,375       | 26,621        | 11,109        | 537,887    | -           
|       |               | (1.0000)    | Var 1990   |           |             |               |               |               |            |             
|       |               | (.5200)     | 03/11/93   |           |             |               |               |               |            |             



INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
September 30, 2000
(unaudited)

(3)   Investments in Land and Improvements (continued)

|       |          |             |            |             |             |               |               |               | Total      |             
|------ | -------- | ----------- | ---------- | ----------- | ----------- | ------------- | ------------- | ------------- | ---------- | ------------
|       |          |             |            |             |             |               | Costs         |               | Remaining  |             
|       |          | Gross Acres |            | Initial     | Initial     |               | Capitalized   |               | Costs of   | Current Year
|       | Location | Purchased   | Purchase/  | Original    | Acquisition | Initial Total | Subsequent to | Costs of      | Parcels at | Gain on Sale
|Parcel | County   | (Sold)      | Sales Date | Costs       | Costs       | Costs         | Acquisition   | Property Sold | 09/30/00   | Recognized  
|       |          |             |            |             |             |               |               |               |            |             
|19     | McHenry  | 63.6915     | 02/23/90   | 490,158     | 29,158      | 519,316       | 13,752        | -             | 533,068    | -           
|       |          |             |            |             |             |               |               |               |            |             
|20     | Kane     | 224.1480    | 02/28/90   | 2,749,800   | 183,092     | 2,932,892     | 1,027,410     | 3,651         | 3,956,651  | -           
|       |          | (.2790)     | 10/17/91   |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|21     | Kendall  | 172.4950    | 03/08/90   | 1,327,459   | 75,822      | 1,403,281     | 954,415       | 2,357,696     | -          | -           
|       |          | (172.4950)  | Var 1998   |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|22     | McHenry  | 254.5250    | 04/11/90   | 2,608,881   | 136,559     | 2,745,440     | 39,123        | -             | 2,784,563  | -           
|       |          |             |            |             |             |               |               |               |            |             
|23     | Kendall  | 140.0210    | 05/08/90   | 1,480,000   | 116,240     | 1,596,240     | 909,395       | 2,505,635     | -          | -           
|       |          | (4.4100)    | Var 1993   |             |             |               |               |               |            |             
|       |          | (35.8800)   | Var 1994   |             |             |               |               |               |            |             
|       |          | (3.4400)    | Var 1995   |             |             |               |               |               |            |             
|       |          | (96.2910)   | 08/26/99   |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|24     | Kendall  | 298.4830    | 05/23/90   | 1,359,774   | 98,921      | 1,458,695     | 24,880        | 83,663        | 1,399,912  | -           
|       |          | (12.4570)   | 05/25/90   |             |             |               |               |               |            |             
|       |          | (4.6290)    | 04/01/96   |             |             |               |               |               |            |             
|       |          |             |            |             |             |               |               |               |            |             
|25     | Kane     | 225.0000    | 06/01/90   | 2,600,000   | 168,778     | 2,768,778     | 18,717        | -             | 2,787,495  | -           
|       |          |             |            |             |             |               |               |               |            |             
|       |          |             |            | $23,624,761 | 1,562,308   | 25,187,069    | 12,301,490    | 16,688,961    | 20,799,598 | 38,755      
|       |          |             |            | =========   | ==========  | ==========    | ==========    | ==========    | =========  | ==========  

INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
September 30, 2000
(unaudited)

(3) Investments in Land and Improvements (continued)

1. Included in the purchase agreement of Parcel 5 was a condition that required the Partnership to buy an option to purchase an additional 243 acres immediately to the west of this parcel.  The sale transaction relates to the sale of this option.
2. The Partnership purchased from two independent third parties, two sets of three contiguous parcels of land (Parcels 6, 7 and 8; and Parcels 9, 10 and 11).  The General Partner believes that the total value of this land will be maximized if it is
treated and marketed to buyers as six separate parcels and closed the transactions as six separate purchases to facilitate this.  Parcels 6, 7 and 8 will be treated as one parcel and Parcels 9, 10 and 11 will be treated as one parcel for purposes of
computing Parcel Capital (as defined) and distributions to the Partners.
3. Reconciliation of investments in land and improvements owned:



|                         |   | September 30, | December 31,
|------------------------ | - | ------------- | ------------
|                         |   | 2000          | 1999        
|                         |   |               |             
|Balance at January 1,    | $ | 20,302,677    | 21,440,929  
|Additions during period  |   | 657,246       | 782,498     
|Sales during period      |   | (160,325)     | (1,920,750) 
|                         |   |               |             
|Balance at end of period | $ | 20,799,598    | 20,302,677  
|                         |   | ==========    | =========== 

(4) Farm Rental Income

The Partnership has determined that all leases relating to the farm parcels are operating leases.  Accordingly, rental income is reported when earned.

As of September 30, 2000, the Partnership had farm leases of generally one year in duration, for approximately 1,880 acres of the approximately 2,132 acres owned.





INLAND LAND APPRECIATION FUND, L.P.
(a limited partnership)
Notes to Financial Statements
September 30, 2000
(unaudited)



(5)  Mortgage Loans Receivable

Mortgage loans receivable are the result of sales of Parcels, in whole or in part.  The Partnership has recorded a deferred gain on these sales.  The deferred gain will be recognized over the life of the related mortgage loan receivable as principal
payments are received.  At September 30, 2000, the fair market value of the mortgage loans receivable approximated their carrying value.



|Parcel | Maturity | Interest Rate | Principal Balance 09/30/00 | Principal Balance12/31/99 | Accrued Interest Receivable09/30/00 | Deferred Gain09/30/00
|------ | -------- | ------------- | -------------------------- | ------------------------- | ----------------------------------- | ---------------------
|       |          |               |                            |                           |                                     |                      
|1      | 12/30/03 | 9.00%         | $  1,387,461               | 1,427,057                 | 276,471                             | 68,350               
|       |          |               |                            |                           |                                     |                      
|15     | 06/30/02 | 9.00%         | 144,557                    | 328,516                   | 107,041                             | 4,947                
|       |          |               |                            |                           |                                     |                      
|21     | 06/30/03 | 9.00%         | 656,050                    | 747,666                   | 212,893                             | 175,147              
|       |          |               |                            |                           |                                     |                      
|23     | 08/26/03 | 9.00%         | 595,480                    | 671,804                   | 74,815                              | 13,480               
|       |          |               |                            |                           |                                     |                      
|       |          |               | $  2,783,548               | 3,175,043                 | 671,220                             | 261,924              
|       |          |               | ========                   | ========                  | ========                            | ========             
|       |          |               |                            |                           |                                     |                      

(6)  Notes Payable to Affiliate

On December 31, 1998, the Partnership obtained a loan from the General Partner in the amount of $2,493,750 solely collateralized by Parcel 5.  The note accrues interest at 7.2% and has a maturity date of December 29, 2001.  For the nine months ended
September 30, 2000, interest of approximately $136,000 was capitalized, of which $14,962 was unpaid as of September 30, 2000.  At September 30, 2000, the fair market value of the notes payable to Affiliate approximated its carrying value.

(7)  Subsequent Events



On November 1, 2000, the Partnership sold one lot at the Yorkville Business Center (Parcels 4, 6 and 7) to an unaffiliated buyer for $304,180, resulting in gain of approximately $270,000.

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

Certain statements in this  "Management's Discussion and Analysis of Financial Condition and Results of Operations" and elsewhere in this quarterly report on Form 10-Q constitute "forward-looking statements" within the meaning of the Federal Private
Securities Litigation Reform Act of 1995.  These forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause the Partnership's actual results, performance or achievements to be materially different from any
future results, performance or achievements expressed or implied by these forward-looking statements.  These factors include, among other things, federal, state or local regulations; adverse changes in general economic or local conditions; inability of
borrower to meet financial obligations; uninsured losses; and potential conflicts of interest between the Partnership and its Affiliates, including the General Partner.



Liquidity and Capital Resources

On October 12, 1988, the Partnership commenced an Offering of 10,000 (subject to increase to 30,000) Limited Partnership Units pursuant to a Registration Statement on Form S-11 under the Securities Act of 1933.  On October 6, 1989, the Offering
terminated with a total of 30,000 Units sold to the public at $1,000 per Unit resulting in  $30,000,000 in gross offering proceeds, which does not include the Initial Limited Partner and the General Partner.  All of the holders of these Units have been
admitted to the Partnership.  The Limited Partners of the Partnership share in their portion of benefits of ownership of the Partnership's real property investments according to the number of Units held.

The Partnership used $25,187,069 of gross offering proceeds to purchase on an all-cash basis twenty-five parcels of undeveloped land and an option to purchase undeveloped land.  These investments include the payment of the purchase price, acquisition
fees and acquisition costs of such properties.  Fourteen of the parcels were purchased during 1989 and eleven during 1990.  As of September 30, 2000, the Partnership has had multiple sales transactions, through which it has disposed of approximately 970
acres of the approximately 3,102 acres originally owned.  As of September 30, 2000, cumulative distributions to the Limited Partners have totaled $12,073,623 (which represents a return of Invested Capital, as defined in the Partnership Agreement) and
$153,743 to the General Partner.  Through September 30, 2000, the Partnership has used $12,301,490 of working capital reserve for rezoning and other activities.  Such amounts have been capitalized and are included in investments in land.

The Partnership's capital needs and resources will vary depending upon a number of factors, including the extent to which the Partnership conducts rezoning and other activities relating to utility access, the installation of roads, subdivision and/or
annexation of land to a municipality, changes in real estate taxes affecting the Partnership's land, and the amount of revenue received from leasing.  As of September 30, 2000, the Partnership owns, in whole or in part, seventeen of its twenty-five
original parcels, the majority of which are leased to local farmers and are generating sufficient cash flow from farm leases to cover property taxes and insurance.

At September 30, 2000, the Partnership had cash and cash equivalents of $580,850, of which approximately $43,700 is reserved for the repurchase of Units through the Unit Repurchase Program. The remaining amount is available to be used for Partnership
expenses and liabilities, cash distributions to partners and other activities with respect to some or all of its land parcels. The Partnership has increased its parcel sales effort in anticipation of rising land values.



The Partnership plans to enhance the value of its land through pre-development activities such as rezoning annexation and land planning.  The Partnership has already been successful in, or is in the process of pre-development activity
on a majority of the Partnership's land investments.  Parcels 4, 6 and 7 have completed one phase of improvements for an industrial park and sites are being marketed.  A second phase is planned for late 2000.  Parcel 16 has been zoned with development and
sales marketing underway. Zoning discussions have begun on Parcel 12. The Partnership sold the remaining acres of Parcels 1, 15 and 21 to unaffiliated third-parties (see Note 3 of the Notes to Financial Statements.)

Results of Operations

As of September 30, 2000, the Partnership owned seventeen parcels of land consisting of approximately 2,132 acres.  Of the 2,132 acres owned, approximately 1,880 acres are tillable, leased to local farmers and generate sufficient cash flow to cover
property taxes, insurance and other miscellaneous expenses.

Income from the sale of investments in land and improvements and the cost of land sold for the nine months ended September 30, 2000 is the result of the sale of approximately 40 acres of Parcel 2.  Income from the sale of investments in land and
improvements and the cost of land sold for the nine months ended September 30, 1999 is the result of the sale of approximately 28 acres of Parcel 17.

Professional services to Affiliates decreased for the nine months ended September 30, 2000, as compared to the nine months ended September 30, 1999, due to a decrease in legal and accounting services.

General and administrative expenses to non-affiliates decreased for the nine months ended September 30, 2000, as compared to the nine months ended September 30, 1999, due to a decrease in the Illinois Replacement Tax.

Marketing expenses to Affiliates decreased for the nine months ended September 30, 2000, as compared to the nine months ended September 30, 1999, due to an increase in the capitalization of marketing costs to the specific land parcels.



PART II - Other Information

Items 1 through 6(b) are omitted because of the absence of conditions under which they are required.



SIGNATURES

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



|      | INLAND LAND APPRECIATION FUND, L.P.      
|----- | -----------------------------------------
|      |                                          
|By:   | Inland Real Estate Investment Corporation
|      | General Partner                          
|      |                                          
|      |                                          
|      | /S/ ROBERT D. PARKS                      
|      |                                          
|By:   | Robert D. Parks                          
|      | Chairman                                 
|Date: | November 13, 2000                        
|      |                                          
|      |                                          
|      | /S/ PATRICIA A. DELROSSO                 
|      |                                          
|By:   | Patricia A. DelRosso                     
|      | Senior Vice President                    
|Date: | November 13, 2000                        
|      |                                          
|      |                                          
|      | /S/ KELLY TUCEK                          
|      |                                          
|By:   | Kelly Tucek                              
|      | Principal Financial Officer and          
|      | Principal Accounting Officer             
|Date: | November 13, 2000