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)

November 7, 1997



E & J PROPERTIES, LTD.
a California Limited Partnership
(Exact name of registrant as specified in charter)


California
(State or other jurisdiction of incorporation)


O-9608
(Commission File Number)


94-2763152
(IRS Employer Identification Number)


2710 Gateway Oaks Drive, Suite 300 South
Sacramento, California 95833
(Address of principal executive office)


Registrant's telephone number, including area code:  (916) 925-6620













ITEM 5.  OTHER MATERIAL EVENTS


E & J Properties, Ltd., a California Limited Partnership, has signed a
non-binding letter of intent to sell approximately 1,850 accres of its real
estate holdings in Sacramento County, California to Lee Sammis and K. Mark
Nelson.  Under the terms of the Letter of Intent, neither party will be bound
unless and until a mutually satisfactory Purchase and Sale Agreement has been
executed by both Seller and Buyer.  The parties are currently negotiating the
terms and conditions of the Purchase and Sale Agreement.  The purchase price
set forth in the Letter of Intent is $13,324,500.00.





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: November 7, 1997


E & J PROPERTIES,LTD.
a California Limited Partnership



By:  /s/ Elaine McKeon

ELAINE McKEON
General Partner