SECURITIES AND EXCHANGE COMMISSION
                            WASHINGTON, DC 20549

                                  FORM 8-K

                               CURRENT REPORT

                   PURSUANT TO SECTION 13 OR 15(d) OF THE
                       SECURITIES EXCHANGE ACT OF 1934

Date of Report (Date of earliest event reported) September 13, 1995


                       BALCOR EQUITY PROPERTIES-XVIII
                      A REAL ESTATE LIMITED PARTNERSHIP
                     -----------------------------------
                          Exact Name of Registrant


Illinois                                     0-13357
---------------------------                  ----------------------
State or other jurisdiction                  Commission file number
of organization

2355 Waukegan Road
Suite A200
Bannockburn, Illinois                        36-3274349
--------------------------                   ---------------------
Address of principal                         I.R.S. Employer 
executive offices                            Identification
                                             Number
60015
---------------------------
Zip Code

             Registrant's telephone number, including area code:
                               (708) 267-1600
<PAGE>
ITEM 2.  ACQUISITION OR DISPOSITION OF ASSETS
---------------------------------------------

In 1984, the Partnership acquired the 101 Marietta Tower office building and
a leasehold interest in 200 parking spaces in the parking garage across the
street (together, the "Property") utilizing $20,595,745 of offering proceeds.
The Property was purchased subject to a first mortgage loan in the amount of
$20,000,000.

On September 13, 1995, the Partnership contracted to sell the Property for a
sale price of $31,750,000 to a non-affiliated third party, Taurus Investment
Group, Inc., a Florida corporation.  The purchaser has deposited $250,000
into an escrow account as earnest money and is obligated to deposit an
additional $250,000 on October 13, 1995.  The purchaser will acquire the
property subject to the first mortgage loan, which is expected to have an
outstanding principal balance of approximately $18,100,000 at closing,
scheduled to occur on October 30, 1995.  From the proceeds of the sale, the
Partnership will pay a brokerage commission of $451,250 to an unaffiliated
third party. The General Partner will be reimbursed by the Partnership for
its actual expenses incurred in connection with the sale.

The closing is subject to the satisfaction of numerous terms and conditions,
including the consent of the first mortgage holder.  There can be no
assurance that all of the terms and conditions will be complied with and,
therefore, it is possible that the sale of the Property may not occur. 

ITEM 7. FINANCIAL STATEMENTS AND EXHIBITS
------------------------------------------

     (A)  FINANCIAL STATEMENTS:

          None

     (B)  PRO FORMA FINANCIAL INFORMATION:

          None

     (C)  EXHIBITS:

          (2)  Agreement of Sale and attachment there to relating to the
                sale of the 101 Marietta Tower office
                 building.


No information is required under Items 1, 3, 4, 5, 6 and 8 and these items
have, therefore, been omitted.
<PAGE>
Signature
----------

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 hereunto duly authorized.


                              BALCOR EQUITY PROPERTIES-XVIII
                              A REAL ESTATE LIMITED PARTNERSHIP

                              By:  Balcor Equity Partners-XVIII,
                                   an Illinois general 
                                   partnership, its general 
                                   partner

                              By:  The Balcor Company,
                                   a Delaware corporation,
                                   a partner


                              By: /s/ Jerry M. Ogle
                                 -------------------------------
                                  Jerry M. Ogle, Vice President 
                                  and Secretary


Dated: September 28, 1995
      --------------------
<PAGE>
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{"company-data": {"conformed-name": "BALCOR EQUITY PROPERTIES XVIII", "cik": "0000740553", "assigned-sic": "6500", "irs-number": "363274349", "state-of-incorporation": "IL", "fiscal-year-end": "1231"}, "filing-values": {"form-type": "8-K", "act": "34", "file-number": "000-13357", "film-number": "95576984"}, "business-address": {"street1": "BALCOR PLZ", "street2": "4849 GOLF RD", "city": "SKOKIE", "state": "IL", "zip": "60077-9894", "phone": "7086772900"}, "mail-address": {"street1": "4849 GOLF ROAD", "city": "SKOKIE", "state": "IL", "zip": "60077"}}
SECURITIES AND EXCHANGE COMMISSION
                            WASHINGTON, DC 20549

                                  FORM 8-K

                               CURRENT REPORT

                   PURSUANT TO SECTION 13 OR 15(d) OF THE
                       SECURITIES EXCHANGE ACT OF 1934

Date of Report (Date of earliest event reported) September 13, 1995

                       BALCOR EQUITY PROPERTIES-XVIII
                      A REAL ESTATE LIMITED PARTNERSHIP
                     -----------------------------------
                          Exact Name of Registrant

Illinois                                     0-13357
---------------------------                  ----------------------
State or other jurisdiction                  Commission file number
of organization

2355 Waukegan Road
Suite A200
Bannockburn, Illinois                        36-3274349
--------------------------                   ---------------------
Address of principal                         I.R.S. Employer 
executive offices                            Identification
                                             Number
60015
---------------------------
Zip Code

             Registrant's telephone number, including area code:
                               (708) 267-1600
ITEM 2.  ACQUISITION OR DISPOSITION OF ASSETS
---------------------------------------------

In 1984, the Partnership acquired the 101 Marietta Tower office building and
a leasehold interest in 200 parking spaces in the parking garage across the
street (together, the "Property") utilizing $20,595,745 of offering proceeds.
The Property was purchased subject to a first mortgage loan in the amount of
$20,000,000.

On September 13, 1995, the Partnership contracted to sell the Property for a
sale price of $31,750,000 to a non-affiliated third party, Taurus Investment
Group, Inc., a Florida corporation.  The purchaser has deposited $250,000
into an escrow account as earnest money and is obligated to deposit an
additional $250,000 on October 13, 1995.  The purchaser will acquire the
property subject to the first mortgage loan, which is expected to have an
outstanding principal balance of approximately $18,100,000 at closing,
scheduled to occur on October 30, 1995.  From the proceeds of the sale, the
Partnership will pay a brokerage commission of $451,250 to an unaffiliated
third party. The General Partner will be reimbursed by the Partnership for
its actual expenses incurred in connection with the sale.

The closing is subject to the satisfaction of numerous terms and conditions,
including the consent of the first mortgage holder.  There can be no
assurance that all of the terms and conditions will be complied with and,
therefore, it is possible that the sale of the Property may not occur. 

ITEM 7. FINANCIAL STATEMENTS AND EXHIBITS
------------------------------------------

     (A)  FINANCIAL STATEMENTS:

          None

     (B)  PRO FORMA FINANCIAL INFORMATION:

          None

     (C)  EXHIBITS:

          (2)  Agreement of Sale and attachment there to relating to the
                sale of the 101 Marietta Tower office
                 building.

No information is required under Items 1, 3, 4, 5, 6 and 8 and these items
have, therefore, been omitted.
Signature
----------

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 hereunto duly authorized.

                              BALCOR EQUITY PROPERTIES-XVIII
                              A REAL ESTATE LIMITED PARTNERSHIP

                              By:  Balcor Equity Partners-XVIII,
                                   an Illinois general 
                                   partnership, its general 
                                   partner

                              By:  The Balcor Company,
                                   a Delaware corporation,
                                   a partner

                              By: /s/ Jerry M. Ogle
                                 -------------------------------
                                  Jerry M. Ogle, Vice President 
                                  and Secretary

Dated: September 28, 1995
      --------------------