<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from Century
Properties Fund XIII 1996 First Quarter 10-QSB and is qualified in its entirety
by reference to such 10-QSB filing.
</LEGEND>
<CIK> 0000276703
<NAME> CENTURY PROPERTIES FUND XIII
<MULTIPLIER> 1,000
       
                             
<PERIOD-TYPE>                   3-MOS
<FISCAL-YEAR-END>                          DEC-31-1996
<PERIOD-END>                               MAR-31-1996
<CASH>                                             719
<SECURITIES>                                         0
<RECEIVABLES>                                        0
<ALLOWANCES>                                         0
<INVENTORY>                                          0
<CURRENT-ASSETS>                                     0<F1>
<PP&E>                                          12,039
<DEPRECIATION>                                   5,477
<TOTAL-ASSETS>                                   7,563
<CURRENT-LIABILITIES>                                0<F1>
<BONDS>                                          5,402
<PREFERRED-MANDATORY>                                0
<PREFERRED>                                          0
<COMMON>                                             0
<OTHER-SE>                                       2,057
<TOTAL-LIABILITY-AND-EQUITY>                     7,563
<SALES>                                              0
<TOTAL-REVENUES>                                   463
<CGS>                                                0
<TOTAL-COSTS>                                        0
<OTHER-EXPENSES>                                   474
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                                 138
<INCOME-PRETAX>                                      0
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                               (11)
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                      (11)
<EPS-PRIMARY>                                      .29
<EPS-DILUTED>                                        0
<FN>
<F1>The Registrant has an unclassified balance sheet.
</FN>