SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 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)


                                 January 2, 1996





                             E & J PROPERTIES, LTD.
                        a California Limited Partnership

               (Exact name of registrant as specified in charter)




    California               O-9608              94-2763152
    (State or other          (Commission         (IRS Employer
     jurisdiction of          File Number)        Identification
     incorporation)                               Number)




                    2710 Gateway Oaks Drive, Suite 300 South
                          Sacramento, California 99833

                     (Address of principal executive office)



               Registrant's telephone number, including area code:

                                 (916) 925-6620





















ITEM 5.       OTHER MATERIAL EVENTS


         (a)  See press release of February 2, 1996, attached
              hereto as Exhibit "A."






                                   SIGNATURES



Pursuant to the requirement of the Securities Exchange Act of
1934, the registrant has duly caused this Report to be signed on
its behalf by the undersigned, hereunder duly authorized.






Date: February 2, 1995       E & J PROPERTIES,LTD.
                             a California Limited Partnership





                             By:  /s/ Elaine McKeon          

                                ELAINE McKEON
                                General Partner






























                             E & J PROPERTIES, LTD.
                             2710 Gateway Oaks Drive
                                 Suite 300 South
                          Sacramento, California 95833
                            Telephone: (916) 925-6620




                              FOR IMMEDIATE RELEASE


E & J Properties, Ltd., a California Limited Partnership, has
listed for sale with Brown, Stevens, Elmore & Sparre, its Elliott
Ranch South property consisting of approximately 1,848 acres
located approximately ten miles south of downtown Sacramento,
south of Elk Grove Boulevard, east of Interstate 5, for a price
of $15,250,000.  The listing agreement does not encompass an
approximately 52 acre parcel owned by Registrant located at the
northeast corner of U.S. Interstate 5 and Hood Franklin Road. 
There is no assurance that a buyer will be located, that the
listing price will be accepted, or that a sale agreement will be
reached on terms and conditions acceptable to E & J Properties,
Ltd. during this time period.

Approximately 439 acres of this land is zoned for mixed urban
uses, primarily residential uses ("the project").  Of the
remaining property, approximately 560 acres is subject to a
wetlands mitigation easement, another approximately 849 acres is
to be used for flood detention and wetland mitigation.  The 849
acre area, as a condition of zoning approval, will be conveyed to
a public or private entity for perpetual open space ownership and
management.  The fee interest in the 560 acre area will most
likely be included in this conveyance.  E & J Properties, Ltd.
received approval of a Clean Water Act Section 404 Permit from
the U.S. Corps of Engineers on January 2, 1996, which allows it
to fill wetlands on the project, thereby making that portion of
the property suitable for development.  E & J Properties, Ltd.
also received approval of its proposed Swainson's Hawk Mitigation
plan in January, 1996.  The Swainson's Hawk is a State
(California) listed endangered species known to forage on the
property.

E & J Properties, Ltd. has submitted a proposed Master Water Plan
to Sacramento County for approval which relies solely on
groundwater, not on surface water which is not now available. 
Sacramento County may consider the plan in 1996, but there is no
time table for adoption of the plan and no assurance that the
project will be able to rely entirely on groundwater.  The County
has imposed many other conditions of approval which must be
satisfied before the project can be developed.



For further information, contact:           Tim Taron
Sacramento, California                      (916-925-6620)
                                            February 2, 1996