<ARTICLE> 5
<LEGEND>
The schedule contains summary financial information extracted from
Century Properties Fund XIII and is qualified in its entirety by
reference to such financial statements.
</LEGEND>
<MULTIPLIER>   1
       
                                  
<PERIOD-TYPE>                        9-MOS
<FISCAL-YEAR-END>                    DEC-31-1995
<PERIOD-START>                       JAN-01-1995
<PERIOD-END>                         SEP-30-1995
<CASH>                                 2,607,000
<SECURITIES>                                   0
<RECEIVABLES>                                  0         
<ALLOWANCES>                                   0
<INVENTORY>                                    0
<CURRENT-ASSETS>                               0
<PP&E>                                36,773,000
<DEPRECIATION>                       (17,438,000)<F1>
<TOTAL-ASSETS>                        23,083,000
<CURRENT-LIABILITIES>                          0
<BONDS>                               13,833,000
<COMMON>                                       0
<PREFERRED-MANDATORY>                          0
<PREFERRED>                                    0
<OTHER-SE>                             8,664,000
<TOTAL-LIABILITY-AND-EQUITY>           23,083,000
<SALES>                                        0
<TOTAL-REVENUES>                       3,973,000
<CGS>                                          0
<TOTAL-COSTS>                          2,338,000
<OTHER-EXPENSES>                               0
<LOSS-PROVISION>                               0
<INTEREST-EXPENSE>                     1,069,000
<INCOME-PRETAX>                          490,000
<INCOME-TAX>                                   0
<INCOME-CONTINUING>                      490,000
<DISCONTINUED>                                 0
<EXTRAORDINARY>                                0
<CHANGES>                                      0
<NET-INCOME>                             490,000
<EPS-PRIMARY>                              12.64
<EPS-DILUTED>                              12.64
<FN>
<F1> Depreciation includes an allowance for impairment of value of $2,132,000.
</FN>