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


                                    Form 10-Q
                Quarterly Report Pursuant to Section 13 or 15 (d)
                                       of
                       The Securities Exchange Act of 1934

                for the Quarterly Period ended September 30, 1997

                  --------------------------------------------

                           Commission file No. 0-20120

                           TMP INLAND EMPIRE VII, LTD
                 A CALIFORNIA LIMITED PARTNERSHIP (Exact name of
                     registrant as specified in its charter)


CALIFORNIA                                  33-0416043
(State or other jurisdiction of             (I.R.S. Employer Identification No.)
incorporation or organization)

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

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

                    -----------------------------------------


Indicate by check mark whether Registrant has [1] 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 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  [ ]




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                           TMP INLAND EMPIRE VII, LTD
                        A California Limited Partnership



PART I - FINANCIAL INFORMATION



Item 1. Financial Statements


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

        Balance Sheets as of September 30, 1997 and December 31, 1996,

        Statements of Income for the three and nine moths ended September 30,
        1997 and 1996.

        Statements of Cash Flows for the nine months ended September 30, 1997
        and 1996.


The accompanying unaudited interim financial statements include all adjustments
(consisting solely of normal recurring adjustments) which are, in the opinion of
management, necessary to fairly present the financial position of the
Partnership as of September 30, 1997 and the results of its operations, changes
in partners' equity, and cash flows for the periods then ended.






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                           TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership

                                 Balance Sheets


<TABLE>
<CAPTION>
Assets                                         September 30, 1997     December 31, 1996
                                                 (Unaudited)             (Audited) 
<S>                                               <C>                   <C>
Cash                                              $     5,846           $     7,755
Property Held For Investment                        2,411,155             2,300,000
                                                  -----------           -----------

Total Assets                                      $ 2,417,001           $ 2,307,755
                                                  ===========           ===========


Liabilities and Partners Capital

Accrued Interest Payable                          $   102,998           $    85,165
Accounts Payable and Accrued Liabilities               22,615                   703
Taxes Payable                                          31,604                87,494
Notes Payable                                         354,628               229,628
                                                  -----------           -----------
Total Liabilities                                 $   511,845           $   402,990


Partners' Capital

General Partners                                  $   (57,880)          $   (57,880)
Limited Partners 11,500 Equity
Units Authorized and Outstanding                    1,963,036             1,962,645
                                                  -----------           -----------

Total Partners Capital                            $ 1,905,156           $ 1,904,765
                                                  -----------           -----------

Total Liabilities and Partners Capital            $ 2,417,001           $ 2,307,755
                                                  ===========           ===========
</TABLE>









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                           TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership

                              Statements of Income


<TABLE>
<CAPTION>
                                 Three Months Ended   Nine Months Ended
                                  Sept. 30  Sept.30  Sept. 30    Sept. 30
                                    1997     1996      1997        1996
<S>                                 <C>      <C>        <C>        <C>
Land Sales                            0         0         0           0

Cost of Land Sales                    0         0         0           0

Gross Profit                          0         0         0           0

Interest and Other Income            64       265       391       1,127
                                     --       ---       ---       -----
            
Gross Income                         64       265       391       1,127

General & Admin. Expense              0       514         0       1,542
                                     --       ---       ---       -----

Net Income                           64      (249)      391        (415)
                                     ==      ====       ===      ======

Allocation of Net Income (Loss) (Note 2):

General Partners                      6        (2)        4          (4)

Limited Partners                     58      (247)      387        (411)

Limited Partners Per Unit           .00      (.02)      .03        (.03)
</TABLE>









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                           TMP INLAND EMPIRE VII, LTD
                        A California Limited Partnership

                             Statement of Cash Flows



<TABLE>
<CAPTION>
                                                   Nine Months Ended September 30
                                                        1997           1996
<S>                                                   <C>            <C>
Net Income (Loss)                                     $     391      $   (415)
Add Non-Cash Items:
        Amortization of  Organization Costs                   0         1,542

Changes in:
        Accounts Payable and Accrued Liabilities         39,745        16,629
        Property Taxes Payable                          (55,890)       45,352
        Investment in land                             (111,155)      (61,972)
                                                      ---------      --------
Net Cash provided by (used in)
        Operating Activities                           (126,909)        1,136

Financing Activities
        Notes Payable                                   125,000             0
                                                      ---------      --------
Net Cash provided by (used in)                          125,000             0
Financing Activities                                  ---------      -------- 
Net Increase/Decrease in Cash                            (1,909)        1,136

        Cash, Beginning of Period                         7,755         8,660
                                                      ---------      --------
        Cash, End of Period                               5,846         9,796
                                                      =========      ========
</TABLE>












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                           TMP INLAND EMPIRE VII, LTD.
                        a California Limited Partnership
                        Notes to the Financial Statements
          For the Three and Nine Month Period Ended September 30, 1997
                                   (Unaudited)

Note 1 - Summary of Significant Accounting Policies

Accounting Method - TMP Inland Empire VII, Ltd. (the Partnership) prepares its
financial statements on the accrual basis of accounting.

Organization Costs - Organization costs include expenses incurred in the
formation of the Partnership that have been capitalized and that have been
amortized over a period of 40 years prior to 1992 and are being amortized over
five years beginning in 1992.

Investment in Unimproved Land - The Partnership's land is stated at the lower of
actual cost or market value, based on specific identification. All costs
associated with the acquisition of a property are capitalized. In addition, the
Partnership capitalizes all carrying costs.

Income Taxes - The entity is treated as a partnership for income tax purposes
and any income or loss is passed through and taxable at the partner level.
Accordingly, no provision for federal income taxes is provided.

NOTE 2 - 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.

As of September 30, 1997 and 1996, profits, losses and cash distributions were
allocated 99 percent to the limited partners and one percent to the general
partners.


NOTES 3 - Notes  Payable

As of September 30, 1997 and 1996, the Partnership had four notes payable
totaling $354,628. Three notes totaling $229,628 were issued to a third party
engineering company for engineering work performed and are due and payable upon
sale of certain partnership properties, or March 1, 1997, whichever comes first.
The notes bear interest at 10 percent per annum. The general partners have
negotiated a one year extension on the notes in return for securing the notes as
first trust deeds.

Additionally, the Partnership had a note payable to a private lender. The note
bears interest at 14% per annum and matures February 1999. The note is secured
by Partnership land.



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                           TMP INLAND EMPIRE VII, LTD.
                        A California Limited Partnership
                  For the Nine Months Ended September 30, 1997


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

Partnership revenues during the three and nine month periods ended September 30,
1997 and 1996 consisted primarily of interest earned on funds held in reserve.
No properties were sold during the periods presented.

During the nine months ended September 30, 1997, operating activities of the
Partnership used approximately $127,000 for carrying costs of the land held for
investment, and financing activities provided $125,000 from the proceeds of a
note payable.

The Partnership had five properties at September 30, 1997 that are being held
for appreciation and resale. Upon the property sale, the Partnership intends to
pay Partnership obligations and distribute the remaining sales proceeds, less
any reserves needed for operations, to the partners.

The Partnership has insufficient cash on hand to meet the anticipated cash
requirements of the Partnership for the next twelve months. Management will
attempt to procure a loan secured by Partnership land, as well as withhold
payment of certain expenses such as property taxes. As of September 30, 1997, no
such loan had been established and there is no assurance that management will be
successful in securing such a loan.











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SIGNATURES

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

Date:  December 15, 1997


TMP INLAND EMPIRE VII, LTD.
A California Limited Partnership

By:  TMP Investments, Inc., as General Partner


By:  _______________________________________
     William O. Passo, President


By:  _______________________________________
     Anthony W. Thompson, Exec. Vice President


By:  _______________________________________
     Richard Hutton, Jr., Controller



By:  TMP Properties, A California Partnership as General Partner


By:  _______________________________________
     William O. Passo, General Partner


By:  _______________________________________
     Anthony W. Thompson, General Partner


By:  _______________________________________
     Scott E. McDaniel, General Partner





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