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 3, 1998



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 MATTERS



Reference:  Forms 8-K dated June 26, 1998, August 24, 1998, and September 24,
1998 and October 19, 1998


E & J Properties, Ltd., a California Limited Partnership, ("Seller"), and
Elliott Ranch 56, LLC, a California limited liability company (assignee of the
AKT Development Corporation ("Buyer"), pursuant to the sales agreement
previously entered into regarding the approximately 56 acres of its real estate
holdings in Sacramento, California, closed escrow on the property on property
on November 2, 1998.

Full costs incurred to remove the domestic debris and waste/materials from the
property are estimated to be approximately $11,500.00.



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: October 19, 1998



E & J PROPERTIES, LTD.
a California Limited Partnership


By:  /s/ Elaine McKeon

ELAINE McKEON
General Partner