U.S. 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 Quarterly Period Ended March 31, 2002
                           Commission File No. 0-20120

TMP INLAND EMPIRE VII, LTD.
                        A CALIFORNIA LIMITED PARTNERSHIP
          (Name of small business issuer as specified in its charter)

CALIFORNIA           
             
             
             
             
             
             
             
             
         33-0386437
(State or other jurisdiction        
             
             
             
             
             
             
          
      (I.R.S.  Employer Identification No.) of
incorporation or organization)

801 North Parkcenter Drive, Suite 235
                           Santa Ana, California 92705
         (Address of principal executive offices, including Zip Code)

(714) 836-5503
                (Issuer's telephone number, including area code)

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 [ ]

Transitional Small Business Disclosure Format: ____Yes__X__No

PART I  - FINANCIAL INFORMATION

Item 1.     Financial Statements

The following financial statements are filed as a part of this form 10-QSB:

Balance Sheets as of March
31, 2002 and December 31, 2001, Statements of Operations for the three months
ended March 31, 2002 and 2001, and Statements of Cash Flows for the three months
ended March 31, 2002 and 2001.

The interim financial
statements presented have been prepared by the Partnership without audit and in
the opinion of the management, reflect all adjustments of a normal recurring
nature necessary for a fair statement of (a) the results of operations for the
three months ended March 31, 2002 and 2001 (b) the financial position as of
March 31, 2002 and (c) the cash flows for the three months ended March 31, 2002
and 2001. Interim results are not necessarily indicative of results for a full
year.

The balance sheet presented
as of December 31, 2001 has been derived from the financial statements that have
been audited by the Partnerships independent public accountants. The
financial statements and notes are condensed as permitted by Form 10-QSB and do
not contain certain information included in the annual financial statements and
notes of the Partnership. The financial statements and notes included herein
should be read in conjunction with the financial statements and notes included
in the Partnerships Form 10-KSB.

2

`TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership

                                 Balance Sheets



                                                March 31,       December 31,
                                                  2002              2001
                                               (unaudited)       (audited)
                                               ---------------------------
                                     Assets

Cash                                          $       584      $         197
Prepaid Expenses                                        0              3,199
Investment in Unimproved Land, net (Note 1)     2,284,167          2,248,740
                                                ---------          ---------

    Total Assets                              $ 2,284,751      $   2,252,136
                                              ===========      =============


                        Liabilities and Partners' Capital

Accounts Payable                              $     5,931       $     17,545
Due to Affiliates (Note 5)                      1,431,227          1,345,056
Franchise Tax Payable                                 800                800
Property Taxes Payable (Note 9)                   101,127             87,924
Notes Payable (Note 7)                            369,000            369,000
                                               ----------      -------------

    Total Liabilities                           1,908,085          1,820,325
                                              -----------      -------------

General Partners                                  (73,161)           (72,609)
Limited Partners: 8,700 Equity Units
  Authorized and Outstanding                      449,827            504,420
                                             ------------       ------------


    Total Partners' Capital                       376,666            431,811
                                             ------------       ------------

    Total Liabilities and Partners' Capital   $ 2,284,751      $   2,252,136
                                              ===========      =============






                 See Accompanying Notes to Financial Statements`

3

`TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                            Statements of Operations
                                   (Unaudited)


                                                    Three Months Ended
                                                         March 31,
                                                 2002               2001
                                               --------           -------

Income
     Other                                    $     3,000      $           0
                                              -----------      -------------

Total Income                                        3,000                  0
                                              -----------      -------------

Expenses
     Accounting & Financial Reporting               6,813              5,402
     Outside Professional Services                  9,734              5,819
     General  & Administrative                         66              1,031
     Decline in Market Value                            0            225,164
     Interest                                      40,732             31,983
                                              -----------      -------------

Total Expenses                                     57,345            269,399
                                              -----------      -------------

Loss Before Income Taxes                          (54,345)          (269,399)

     State Franchise Tax                             (800)              (800)
                                              ------------     --------------

Net Loss                                      $   (55,145)     $    (270,199)
                                              ============     ==============

Allocation of Net Loss  (Note 4):

     General Partners, in the Aggregate:      $      (552)     $      (2,702)
                                              ============     ==============

     Limited Partners, in the Aggregate:      $   (54,593)     $    (267,497)
                                              ============     ==============

     Limited Partners, per Equity Unit:       $     (6.28)     $      (30.75)
                                              ============     ==============




                 See Accompanying Notes to Financial Statements`

4

`TMP INLAND EMPIRE VII, LTD
                        A California Limited Partnership

                            Statements of Cash Flows
                                   (unaudited)

                                                 Three months Ended
                                                         March 31,
                                                  2002                2001
                                              ------------       ------------

Cash Flows from Operating Activities:

Net Loss                                      $   (55,145)     $    (270,199)
  Adjustments to Reconcile Net Loss to Net
  Cash
       Provided By Operating Activities:
    Decline in Market Value                             0            225,164
    Increase in Due to Affiliates                  86,171             76,796
    Decrease (Increase) in Prepaid Expenses         3,199            (3,199)
    (Decrease) in Accounts Payable                (11,614)           (12,706)
    Increase in Franchise Tax Payable                   0                800
    Increase in Property Taxes Payable             13,203             12,859
                                              -----------       ------------
      Net Cash Provided By Operating
      Activities                                   35,814             29,515
                                              -----------       ------------

Cash Flows from Investing Activities:
    Increase in Investment in Unimproved Land     (35,427)           (29,495)
                                              ------------       ------------
       Net Cash Used In Investing Activities      (35,427)           (29,495)
                                              ------------           --------

Net Increase in Cash                                  387                 20

Cash, Beginning of Period                             197                 52
                                              -----------       ------------

Cash, End of Period                           $       584      $          72
                                              ===========      =============

Supplemental Disclosure of Cash Flow
-------------------------------------
Information:
------------

Cash Paid for Taxes                           $       800      $           0
                                              ============     =============

Cash Paid for Interest                        $    50,465      $      31,841
                                              ===========      =============






                 See Accompanying Notes to Financial Statements`

5

TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                        Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 1 - General and Summary of Significant Accounting Policies

General - TMP Inland
Empire VII, Ltd. (the Partnership) was organized in 1990 in accordance with the
provisions of the California Uniform Limited Partnership Act for the purpose of
acquiring, developing and operating real property in the Inland Empire area of
Southern California.

Accounting Method -
The Partnerships policy is to prepare its financial statements on the
accrual basis of accounting.

Investment in Unimproved
Land - Investment in unimproved land is stated at the lower of cost or fair
value. All costs associated with the acquisition of a property are capitalized.
Additionally, the Partnership capitalizes all direct carrying costs (such as
interest and property taxes). These costs are added to the cost of the
properties and are deducted from the sales prices to determine gains when
properties are sold.

Syndication Costs -
Syndication costs (such as commissions, printing, and legal fees) totaling
$1,007,223 represent costs incurred to raise capital and, accordingly, are
recorded as a reduction in partners capital (see Note 3).

Use of Estimates -
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 the disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenues and expenses during the reporting period.
Actual results could differ from these estimates.

Concentration - All
unimproved land parcels held for investment are located in the Inland Empire
area of Southern California. The eventual sales price of all parcels is highly
dependent on the real estate market condition in that geographical area. The
Partnership attempts to mitigate any potential risk by continually monitoring
the market conditions and holding the land parcels through any periods of
declining market conditions.

Income Taxes - The
entity is treated as a partnership for income tax purposes and accordingly any
income or loss is passed through and taxable to the individual partners.
Accordingly, there is no provision for federal income taxes in the accompanying
financial statements. However, the minimum California Franchise Tax payable
annually by the Partnership is $800.

6

TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                        Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 1 - General and Summary of Significant Accounting Policies (continued)

Recent Authoritative
Pronouncements- In October 2001, the FASB issued SFAS No. 144
Accounting for the Impairment or Disposal of Long-Lived Assets. This
statement establishes the accounting model for long-lived assets to be disposed
of by sale and applies to all long-lived assets, including discontinued
operations. This new statement requires that those long-lived assets be measured
at the lower of carrying amount or fair value less cost to sell, whether
reported in continuing operations or in discontinued operations. The Partnership
adopted SFAS No. 144 beginning January 1, 2002. There was no impact to the
financial statements since the long-lived assets had previously been recorded at
the lower of cost or market value, less disposal costs.

Liquidity and Going
Concern - As shown in the accompanying financial statements, the Partnership
does not have sufficient current assets to satisfy liabilities that arise in the
normal course of business. PacWest Inland Empire, through its loan agreement
with the TMP partnerships, provided a source of funds by which the Partnership
could satisfy the liabilities arising from partnership operations and the
development and maintenance of undeveloped land held by the Partnership. The
loan agreement originally stated that PacWest could loan up to $2,500,000 to the
TMP partnerships. Subsequently, the agreement was amended to allow PacWest to
loan beyond $2,500,000. Currently, PacWest has loaned approximately $2,933,000
to the TMP partnerships, of which approximately $1,431,227 has been loaned to
the Partnership. There is no assurance that PacWest will continue to loan
additional funds to the Partnership.

The Partnership is actively
attempting to sell the undeveloped land it presently owns. However, there is no
assurance that the Partnership will be able to sell the land in a timely manner
at a price sufficient to generate funds to maintain Partnership operations and
satisfy the PacWest debt and the existing trust deeds.

Note 2 - Organization of the Partnership

The  Partnership  was originally  formed on July 20, 1990 with TMP Properties (A
California  General  Partnership)  and  TMP  Investments,   Inc.  (A  California
Corporation)  as the General  Partners.  The  partners'  of TMP  Properties  are
William O. Passo,  Anthony W. Thompson and Scott E.  McDaniel.  William O. Passo
and Anthony W. Thompson were the  shareholders  of TMP  Investments,  Inc. until
October 1, 1995, when they sold their shares to TMP Group,  Inc. and then became
the shareholders of TMP Group, Inc.

7

TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                        Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 2 - Organization of the Partnership (continued)

The Partnership originally
acquired four separate parcels of unimproved real property in Riverside and San
Bernardino Counties, California. During 1992, one additional parcel in Riverside
County was purchased by the Partnership. The properties were to be held for
investment, appreciation, and ultimate sale and/or improvement of all or portion
thereof, either alone or in conjunction with a joint venture partner.

The partnership agreement
provides for two types of investments: Individual Retirement Accounts (IRA) and
others. The IRA minimum purchase requirement was $2,000 and all others were a
minimum purchase requirement of $5,000. The maximum liability of the limited
partners is the amount of their capital contribution.

Note 3 - Partners Contributions

The Partnership offered for
sale 8,700 units at $1,000 each to qualified investors. As of December 31, 1992,
all 8,700 units had been sold for total limited partner contributions of
$8,700,000. There have been no contributions made by the General Partners since
its formation. As described in Note 1, syndication costs have been recorded as a
reduction in partners capital.

Note 4 - Allocation of Profits, Losses and Cash Distributions

Profits, losses, and cash
distributions are allocated 99 percent to the limited partners and one percent
to the General Partners until the limited partners have received an amount equal
to their capital contributions plus a cumulative, non-compounded return of six
percent per annum based on their adjusted capital account balances. At that
point, remaining profits, losses and cash distributions are allocated 83.5
percent to the limited partners and 16.5 percent to the General Partners. There
were no distributions in 2002 or 2001.

8

TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                        Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 5 - Agreements with PacWest

In March 1998, the General
Partners entered into an agreement (the Financing Agreement) with PacWest,
whereby PacWest paid a total of $300,000 to the General Partners and ten other
related partnerships (the TMP Land Partnerships). In addition, PacWest agreed to
pay up to an additional $300,000 for any deficit capital accounts for these 11
partnerships in exchange for the rights to the General Partners
distributions; referred to as a distribution fee as defined by the
Financing Agreement.

In addition, PacWest has
agreed to loan and/or secure a loan for the TMP Land Partnerships in the amount
of $2,500,000. Loan proceeds will be allocated among the TMP Land Partnerships,
based on partnership needs, from recommendations made by PacWest, and under the
approval and/or direction of the General Partners. A portion of these funds will
be loaned to the Partnership at 12% simple interest beginning April 1, 1998. The
borrowings are secured by the Partnerships properties, and funds will be
loaned, as needed, in the opinion of the General Partners. These funds are not
to exceed 50% of the 1997 appraised value of the properties, and will primarily
be used to pay for on-going property maintenance, reduction of existing debt,
property taxes in arrears, appropriate entitlement costs and partnership
operations.

PacWest, can, at their
option, make additional advances with the agreement of the General Partners;
however, the aggregate amount of cash loaned to the TMP Land Partnerships is
limited to a maximum of $2,500,000. As of March 31, 2002 and December 31, 2001
the TMP Land Partnerships owe PacWest approximately $2,933,000 and $3,637,000,
respectively, including advances & interest.

Effective August 1, 2000,
the Partnership entered into the First Amendment to the Management Agreement
(First Amendment). The purpose of the First Amendment is to clarify
and define certain language and the terms of the provisions of the Management
Agreement. The Management Agreement, in its entirety, remains in effect apart
from specific items discussed in the First Amendment.

9

TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                        Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 5 - Agreements with PacWest (continued)

Certain items disclosed in
the First Amendment include 1) Revision of the Asset Administration
Fee schedule and its reduction upon the sale of any property, 2)
Participation Fee wording is altered to read Manager Profit
Participation and its calculation is defined, 3) the maximum amount of the
PacWest loan to any Partnership shall not exceed fifty percent (50%) of the fair
market value of all real properties owned by the Partnership, and the maximum
amount of the PacWest loan secured against each specific parcel shall not exceed
a loan-to-value ratio of fifty percent of the fair market value of that parcel,
4) The maximum Total PacWest loan amount shall be $2,500,000 allocated between
the Partnerships and each borrowing Partnership shall execute a Promissory Note
(as attached to the First Amendment) and a Trust Deed (as attached to the First
Amendment. PacWest and the TMP Land Partnerships shall be entitled to enter into
a separate written agreement to provide for a short term gap loan to cover
emergency shortfalls, and 5) If the Partnerships need funds in excess of the
$2,500,000, PacWest shall be entitled to obtain third party loans at market
interest, secured against the real property of each Partnership to whom such
loan(s) is made. No such loan(s) shall be made without the written consent of
the General Partners.

Pursuant to the Financing
Agreement, PacWest has acquired the General Partners unsubordinated 1%
interest in the Partnership and assumed responsibility for all partnership
administration while not replacing any of the General Partners.

In April 1998, PacWest
entered into the Management Agreement with the General Partners to provide the
Partnership with overall management, administrative and consulting services.
PacWest currently contracts with third party service providers to perform
certain of the financial, accounting, and investor relations services for
the Partnership. PacWest will charge a fee for its administrative services equal
to an amount not to exceed the average reimbursements to the General Partners
for such services over the past five years. As of March 31, 2002 and December
31, 2001, the Partnership has an amount due of $1,431,227 and $1,345,056,
respectively, including interest, to PacWest related to the aforementioned
agreements.

10

TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                        Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 6 - Related Party Transactions

Syndication costs (see
Notes 1 and 3) netted against partners capital contributions include
$870,000 of selling commissions paid in prior years to TMP Capital Corp. for the
sale of partnership units of which a portion was then paid to unrelated
registered representatives.

See Note 5 regarding information on management of the Partnership during 2002.

Note 7 - Notes Payable

In February 1997, the
Partnership entered into a loan agreement with a private party. The note is
secured by a deed of trust on a parcel of land owned by the Partnership in
Perris, CA. The total loan amount of $125,000 accrued interest at 14% per annum,
with the interest payable monthly beginning April 1, 1997. The principal was
originally due in February 1999. In February 1999, the Partnership paid an
extension fee of $3,800 to extend the due date to February 2001, to decrease the
interest rate to 12.25% and reduce the monthly interest payment to $1,276
beginning on March 1, 1999. In February 2001, the Partnership paid an extension
fee of $3,750 to extend the due date to February 2003. As of March 31, 2002 and
December 31, 2001, $34,452 and $30,624, respectively, of the interest relating
to this note payable has been paid and capitalized to investment in unimproved
land.

In 1997, the Partnership
entered into a loan agreement with a private party. The note is secured by a
deed of trust on a parcel of land owned by the Partnership in Victorville, CA
(Victorville 19.55 acres). The total loan amount of $233,825 accrued interest at
13.5% per annum, and the interest was payable monthly. This note was refinanced
in November 1999. The original lender was paid off and the Partnership entered
into a new loan agreement. The new loan amount of $244,000 accrued interest at
12% per annum. The interest payment of $2,440 was due monthly with the initial
interest payment due December 1, 1999. The due date of the loan was November
2001. In November 2001, the Partnership paid an extension fee of $6,100 to
extend the due date to November 2003, to decrease the interest rate to 11% and
reduce the monthly interest payment to $2,237 beginning on December 1, 2001. As
of March 31, 2002 and December 31, 2001, $64,864 and $58,154, respectively, of
interest relating to these loans has been paid and capitalized to investment in
unimproved land.

11

TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                        Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 8 - Decline in Market Value

During the year ended
December 31, 2001 the Partnership experienced a loss due to the write-down in
value of the Partnership land of $767,824. The decline in land value was mainly
due to the downturn in the real estate market applicable to the location of
certain properties.

Note 9 - Property Taxes Payable

Property taxes payable of $101,127  relates to current  property taxes that were
due in April and December 2000 and 2001, and April 2002.

12

TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                                 March 31, 2002

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

The following discussion
and analysis provides information that the Partnerships management
believes is relevant to an assessment and understanding of the
Partnerships results of operations and financial condition. This
discussion should be read in conjunction with the financial statements and
footnotes, which appear elsewhere in this report.

This Quarterly Report on
Form 10-QSB contains forward-looking statements within the meaning of Section
27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act
of 1934, which are subject to the safe harbor created by that
section. Words such as expects, anticipates,
intends, plans, believes, seeks,
estimates and similar expressions or variations of such words are
intended to identify forward-looking statements, but are not the exclusive means
of identifying forward-looking statements in this report. Additionally,
statements concerning future matters such as the features, benefits and
advantages of the Partnerships property regarding matters that are not
historical are forward-looking statements. The Partnerships actual future
results could differ materially from those projected in the forward-looking
statements. The Partnership assumes no obligation to update the forward-looking
statements.

Readers are urged to review and consider carefully the various  disclosures made
by the Partnership in this report,  which attempts to advise interested  parties
of the risks and factors that may affect the Partnership's  business,  financial
condition and results of operations.

Results of Operations

The following discussion
should be read in conjunction with the attached financial statements and notes
thereto and with the Partnerships audited financial statements and notes
thereto for the fiscal year ended December 31, 2001.

The  Partnership's  management  believes  that  inflation has not had a material
effect on the Partnership's results of operations or financial condition.

Fiscal Periods Ended March 31, 2002 and 2001

The Partnership recognized
$3,000 of revenue related to the rental of one of its properties. There was no
Partnership revenues during the three-month period ended March 31, 2001. No
properties were sold during the periods presented.

13

TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                                 March 31, 2002

Total expenses for the
three month period ended March 31, 2002 compared with the three-month period
ended March 31, 2001, decreased by approximately $212,100 due primarily to a
$225,164 decrease in Decline in Market Value. This decrease was partially offset
by increases in Accounting and Financial Reporting, Outside Professional
Services and Interest Expenses.

Liquidity and Capital Resources

At March 31, 2002, the
Company had available cash of approximately $584. Operations during the
three-month period ended March 31, 2002 provided cash of approximately $35,800
while investing activities associated with the payment of development and
carrying costs of unimproved land held for investment utilized cash of
approximately $35,400. Advances from PacWest increased by approximately $86,200
during the three-month period ended March 31, 2002.

During the three month
period ended March 31, 2001, operations provided cash of approximately $29,500
while investing activities associated with the payment of development and
carrying costs of unimproved land held for investment utilized cash of
approximately $29,500. Advances from PacWest increased by approximately $76,800
during the three-month period ended March 31, 2001.

The Partnership had five
properties as of March 31, 2002 that are currently listed for sale at sales
prices ranging from $150,000 - $1,900,000. Upon the sale of each property, the
Partnership intends to payback PacWest Loans, including interest, and then
distribute the sales proceeds, less any reserves needed for operations, to the
partners.

The 18.33 acres at the
northeast corner of Raccoon Ave. and Cactus Road closed escrow on April 30, 2002
for $73,000.

The approximately 17.48
acres at Oleander Avenue in Perris, California is located within Community
Facilities District 88-8. Due to the non-payment of the assessments, the
District has filed a Complaint to Foreclose Lien of Special Taxes under the
Mello-Roos Community Facilities Act of 1982 against the Partnership. No date has
been set for the foreclosure sale.

14

`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.

Date: May 11, 2002

TMP INLAND EMPIRE VII, LTD.
A California Limited Partnership


By:      TMP Investments, Inc., A California Corporation as Co-General Partner


                                      By:      \s\ William O. Passo
                                      -------------------------------------
                                      William O. Passo, President

                                      By:       \s\ Anthony W. Thompson
                                      -------------------------------------
                                      Anthony W. Thompson, Exec. Vice President


By:      TMP Properties, A California General Partnership as Co-General Partner

                                 By:      \s\ William O. Passo
                                       -------------------------------------
                                          William O. Passo, Partner


                                 By:       \s\ Anthony W. Thompson
                                       -------------------------------------
                                       Anthony W. Thompson, Partner

                                 By:       \s\ Scott E. McDaniel
                                       -------------------------------------
                                         Scott E. McDaniel Partner

By:    JAFCO, Inc., A California Corporation as Chief Accounting Officer

                                 By:      \s\ John A. Fonseca
                                       -------------------------------------
                                          John A. Fonseca, President`