CNL INCOME FUND XVI LTD
10-Q, EX-27, 2000-11-13
REAL ESTATE
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<TABLE> <S> <C>


<ARTICLE>                     5
<LEGEND>
This schedule contains summary financial  information extracted from the balance
sheet of CNL Income Fund XVI, ltd. at September  30, 2000,  and its statement of
income  for the nine  months  then ended and is  qualified  in its  entirety  by
reference  to the Form 10-Q of CNL Income  Fund XVI,  Ltd.  for the nine  months
ended September 30, 2000.
</LEGEND>

<S>                             <C>
<PERIOD-TYPE>                   9-MOS
<FISCAL-YEAR-END>                              DEC-31-2000
<PERIOD-START>                                 JAN-01-2000
<PERIOD-END>                                   SEP-30-2000
<CASH>                                         1,345,021
<SECURITIES>                                   0
<RECEIVABLES>                                  548,991
<ALLOWANCES>                                   370,136
<INVENTORY>                                    0
<CURRENT-ASSETS>                               0<F1>
<PP&E>                                         30,848,661
<DEPRECIATION>                                 2,822,349
<TOTAL-ASSETS>                                 38,055,299
<CURRENT-LIABILITIES>                          0<F1>
<BONDS>                                        0
                          0
                                    0
<COMMON>                                       0
<OTHER-SE>                                     36,784,365
<TOTAL-LIABILITY-AND-EQUITY>                   38,055,299
<SALES>                                        0
<TOTAL-REVENUES>                               2,604,752
<CGS>                                          0
<TOTAL-COSTS>                                  855,624
<OTHER-EXPENSES>                               0
<LOSS-PROVISION>                               33,532
<INTEREST-EXPENSE>                             0
<INCOME-PRETAX>                                1,077,433
<INCOME-TAX>                                   0
<INCOME-CONTINUING>                            1,077,433
<DISCONTINUED>                                 0
<EXTRAORDINARY>                                0
<CHANGES>                                      0
<NET-INCOME>                                   1,077,433
<EPS-BASIC>                                  0
<EPS-DILUTED>                                  0
<FN>
<F1>Due  to the  nature  of its  industry,  CNL  Income  Fund XVI,  Ltd.  has an
unclassified  balance  sheet;  therefore,  no values are shown above for current
assets and current liabilities.</FN>



</TABLE>


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