April 30, 1996

		QUARTERLY REPORT TO THE LIMITED PARTNERS
			OF DSI REALTY INCOME FUND XI


DEAR LIMITED PARTNERS:

We are pleased to enclose the Partnership's unaudited financial statements 
for the period ended March 31, 1996.  The following is Management's 
discussion and analysis of the Partnership's financial condition and 
results of its operations.

For the three month periods ended March 31, 1996 and 1995, total revenues 
increased 3.3% from $426,139 to $440,002 and total expenses increased 4.3% 
from $268,143 to $279,756.  As a result, net income increased to $160,246
for the three month period ended March 31, 1996, from $157,996 for the same 
period in 1995.  Occupancy levels for the Partnership's four mini-storage 
averaged 85.4% for the three month period ended March 31, 1996 as compared
to 86.1% for the same period in 1995. Rental revenue increased as a result
of higher unit rental rates.  The Partnership is continuing its marketing 
efforts to attract and keep new tenants in its various mini-storage 
facilities. Operating expenses increased approximately $8,200 (3.6%) 
primarily as a result of higher maintenance and repair expenses. General 
and Administrative expenses increased approximately $3,400 (8.1%) primarily
as a result of relatively insignificant fluctuations in various expense
accounts.

The General Partners plan to continue their policy of funding the continuing
improvement and maintenance of Partnership properties with cash generated 
from operations.  The Partnership's financial resources appear to be adequate
to meet its needs.

We are not enclosing a copy of the Partnership Form 10-Q as filed with the 
Securities and Exchange Commission since all the information set forth 
therein is contained either in this letter or in the attached financial 
statements. However, if you wish to receive a copy of said report, please 
send a written request to DSI Realty Income Fund XI, P.O. Box 357, Long 
Beach, California 90801. 

                              Very truly yours,

                              DSI REALTY INCOME FUND XI
                              By: DSI Properties, Inc., as
                              General Partner



                              By  /s/ Robert J. Conway
                                  ____________________________
                                 ROBERT J. CONWAY, President