FORM 10-QSB—QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15(d) OF

CONSOLIDATED STATEMENT OF NET ASSETS IN LIQUIDATION

(Liquidation Basis)

(in thousands)

December 31, 2011

Assets
Cash and cash equivalents	$ 2,804
Receivables	3,389
Total assets	6,193

Liabilities
Accounts payable	48
Other liabilities	128
Taxes payable	55
Due to affiliates	14
Estimated costs to liquidate	65
Total liabilities	310

Net assets in liquidation	$ 5,883

See Accompanying Notes to Consolidated Financial Statements

CONSOLIDATED BALANCE SHEET

(in thousands)

December 31, 2010


Assets held for sale:
Cash and cash equivalents	$ 124
Receivables and deposits	94
Other assets	86
Investment property:
Land	905
Buildings and related personal property	12,768
Total investment property	13,673
Less accumulated depreciation	(9,415)
Investment property, net	4,258
Total assets	$ 4,562

Liabilities and Partners' Capital (Deficiency)
Liabilities related to assets held for sale:
Accounts payable	$ 48
Accrued property taxes	143
Tenant security deposit liabilities	41
Other liabilities	91
Due to affiliates	323
Mortgage note payable	5,878
Total liabilities	6,524
Partners' Capital (Deficiency)
General partners	(3,813)
Limited partners	1,851
Total partners’ deficit	(1,962)
Total liabilities and partners’ deficit	$ 4,562

See Accompanying Notes to Consolidated Financial Statements

CONSOLIDATED STATEMENTS OF DISCONTINUED OPERATIONS

(in thousands, except per unit data)

	Years Ended December 31,
	2011	2010
Loss from continuing operations	$ --	$ --
Loss from discontinued operations:
Revenues:
Rental income	1,618	1,834
Other income	291	291
Total revenues	1,909	2,125

Expenses:
Operating	1,272	1,267
General and administrative	220	157
Depreciation	586	596
Interest	104	124
Property taxes	139	121
Total expenses	2,321	2,265

Casualty gain	7	--

Loss from discontinued operations	(405)	(140)
Gain from sale of discontinued operations	4,940	--
Net income (loss)	$ 4,535	$ (140)

Net income (loss) allocated to general partners	$ 373	$ (10)
Net income (loss) allocated to limited partners	$ 4,162	$ (130)

Loss from discontinued operations per limited partnership
unit	$ (2.91)	$ (1.00)
Gain from sale of discontinued operations per limited
partnership unit	34.97	--
Net income (loss) per limited partnership unit	$ 32.06	$ (1.00)

See Accompanying Notes to Consolidated Financial Statements

CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' CAPITAL (DEFICIENCY)/NET ASSETS

IN LIQUIDATION

(in thousands)


	General	Limited
	Partners	Partners	Total

Partners' capital (deficiency) at
December 31, 2009	$(3,803)	$ 1,981	$(1,822)

Net loss for the year ended December 31, 2010	(10)	(130)	(140)

Partners’ capital (deficiency) at
December 31, 2010	(3,813)	1,851	(1,962)

Net income for the year ended December 31, 2011	373	4,162	4,535

Partners’ capital (deficiency) at
December 31, 2011	$(3,440)	$ 6,013	2,573

Adjustment to liquidation basis			3,310

Net assets in liquidation at December 31, 2011			$ 5,883

See Accompanying Notes to Consolidated Financial Statements

CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)

	Years Ended December 31,
	2011	2010
Cash flows from operating activities:
Net income (loss)	$ 4,535	$ (140)
Adjustments to reconcile net income (loss) to net cash
provided by operating activities:
Depreciation	586	596
Amortization of loan costs	26	30
Casualty gain	(7)	--
Bad debt expense	44	54
Gain from sale of discontinued operations	(4,940)	--
Loss on early extinguishment of debt	9	--
Change in accounts:
Receivables and deposits	36	(109)
Other assets	66	--
Accounts payable	3	27
Tenant security deposit liabilities	(41)	(2)
Accrued property taxes	(143)	(72)
Due to affiliates	7	5
Taxes payable	15	--
Other liabilities	(1)	(14)
Net cash provided by operating activities	195	375

Cash flows from investing activities:
Property improvements and replacements	(131)	(240)
Net proceeds from sale of discontinued operations	8,818	--
Insurance proceeds received	7	--
Net cash provided by (used in) investing activities	8,694	(240)

Cash flows from financing activities:
Repayment of mortgage note payable	(5,878)	--
Advances from affiliate	15	121
Repayment of advances from affiliate	(331)	(204)
Loan costs paid	(15)	(26)
Net cash used in financing activities	(6,209)	(109)

Net increase in cash and cash equivalents	2,680	26
Cash and cash equivalents at beginning of year	124	98
Cash and cash equivalents at end of year	$ 2,804	$ 124

Supplemental disclosure of cash flow information:
Cash paid for interest	$ 82	$ 89

Supplemental disclosure of non-cash activity:
Property improvements and replacements included in
accounts payable	$ --	$ 3

See Accompanying Notes to Consolidated Financial Statements

Organization: The Partnership is a California limited partnership organized in December 1980 to acquire and operate residential apartment properties. The Partnership's general partners are FCMC and Fox Realty Investors ("FRI") (collectively, the “General Partners”). The Managing General Partner is a subsidiary of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust. The Partnership Agreement provides that the Partnership is to terminate on December 31, 2025 unless terminated prior to such date.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

December 31, 2011

Note A – Basis of Presentation

As of December 31, 2011, Century Properties Fund XVI (the “Partnership” or “Registrant”) adopted the liquidation basis of accounting due to the sale of its remaining investment property (as discussed in “Note H – Disposition of Investment Property“).

As a result of the decision to liquidate the Partnership, the Partnership changed its basis of accounting for its consolidated financial statements at December 31, 2011 to the liquidation basis of accounting. Consequently, assets have been valued at estimated net realizable value and liabilities are presented at their estimated settlement amounts, including estimated costs associated with carrying out the liquidation of the Partnership. The valuation of assets and liabilities necessarily requires many estimates and assumptions and there are substantial uncertainties in carrying out the liquidation. The actual realization of assets and settlement of liabilities could be higher or lower than amounts indicated and is based upon the managing general partner’s estimates as of the date of the consolidated financial statements.

As of December 31, 2011, the General Partners (as defined in “Note B”) had a deficit balance in their capital account of approximately $3,375,000. Paragraph 5.3 of the Partnership Agreement states, “In the event that, immediately prior to the dissolution and termination of the Partnership following the sale or exchange of all of the Properties, and after crediting any gain or charging any loss pursuant to Paragraph 11.3, the General Partners shall have a deficiency in their capital account as determined in accordance with the accrual method of accounting, then the General Partners shall contribute in cash to the capital of the Partnership an amount which is equal to the deficiency in its capital account.” See “Note B” below for an explanation of the allocation of gains and losses pursuant to Paragraph 11.3. The Partnership believes that the General Partners will be required to contribute this amount to the Partnership in accordance with the Partnership Agreement. As a result, the Partnership has recorded a receivable for the deficit balance of approximately $3,375,000 in the General Partners’ capital account as of December 31, 2011.

Fox Capital Management Corporation, a California corporation (“FCMC” or the “Managing General Partner”) estimates that the liquidation process will be completed by December 31, 2012. Because the success in realization of assets and the settlement of liabilities is based on the Managing General Partner’s best estimates, the liquidation period may be shorter than projected or it may be extended beyond the projected period.

The accompanying consolidated statements of discontinued operations for the years ended December 31, 2011 and 2010 reflect the operations of Woods of Inverness Apartments as discontinued operations and the balance sheet as of December 31, 2010 reflects the assets and liabilities of Woods of Inverness Apartments as held for sale as a result of the property’s sale to a third party on December 21, 2011, (as discussed in “Note H”).

Note B – Organization and Summary of Significant Accounting Policies

Subsequent Events: The Partnership’s management evaluated subsequent events through the time this Annual Report on Form 10-K was filed.

Reclassifications: Certain reclassifications have been made to the 2010 balances to conform to the 2011 presentation.

Principles of Consolidation: The Partnership's consolidated financial statements include the accounts of the Partnership and one wholly owned partnership. All significant interpartnership transactions have been eliminated.

Use of Estimates: The preparation of consolidated financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the consolidated financial statements and accompanying notes. Actual results could differ from those estimates.

Allocation to Partners: Net income and losses (excluding those arising from the occurrence of sales or dispositions) of the Partnership will be allocated 5% to the General Partners with the remaining 95% allocated 2% to the General Partners and 98% to the limited partners.

Distributions of available cash, except as discussed below, are allocated 5% to the General Partners with the remaining 95% allocated 2% to the General Partners and 98% to the limited partners.

In accordance with the Partnership’s agreement of limited partnership (the “Partnership Agreement”), any gain from the sale or other disposition of Partnership properties shall be allocated: (i) to the General Partners to the extent they are entitled to receive distributions of cash; (ii) 7% to the General Partners and 93% to the limited partners, to the extent the General Partners have a deficit capital balance; and (iii) to the limited partners.

Cash from sales or other disposition, or refinancing and working capital reserves must be distributed as follows: (i) first, 2% to the General Partners and 98% to the limited partners until an aggregate amount is distributed to the limited partners equal to the total of their original invested capital contributed plus 8% per year, determined on a cumulative, noncompounded basis, on adjusted invested capital, adjusted as needed, of such Limited Partnership Unit Holder; (ii) second, to the General Partners 15% of any additional cash from sales or refinancing and working capital reserve available for distribution, and (iii) the remainder shall be allocated 98% to the limited partners and 2% to the General Partners. Upon sale of all properties and termination of the Partnership, the General Partners may be required to contribute certain funds to the Partnership in accordance with the Partnership Agreement, as discussed in “Note A”.

Cash and Cash Equivalents: Cash and cash equivalents include cash on hand and in banks. At certain times, the amount of cash deposited at a bank may exceed the limit on insured deposits. Cash balances include approximately $2,795,000 and $85,000 at December 31, 2011 and 2010, respectively, that are maintained by an affiliated management company on behalf of affiliated entities in cash concentration accounts.

Depreciation: Depreciation was provided by the straight-line method over the estimated lives of the apartment property and related personal property. For Federal income tax purposes, the modified accelerated cost recovery method was used for depreciation of (1) real property over 27 1/2 years and (2) personal property additions over 5 years.

Leases: The Partnership generally leased apartment units for twelve-month terms or less. The Partnership offered rental concessions during particularly slow months or in response to heavy competition from other similar complexes in the area. Rental income attributable to leases, net of any concessions, was recognized on a straight-line basis over the term of the lease. The Partnership evaluated all accounts receivable from residents and established an allowance, after the application of security deposits, for accounts greater than 30 days past due on current tenants and all receivables due from former tenants.

Tenant Security Deposits: The Partnership required security deposits from lessees for the duration of the lease. The security deposits were refunded when the tenant vacated, provided the tenant had not damaged the unit and was current on rental payments.

Abandoned Units: During the years ended December 31, 2011 and 2010, the number of limited partnership units (the “Units”) decreased by 159 and 42 Units, respectively, due to limited partners abandoning their Units. In abandoning his or her Units, a limited partner relinquishes all right, title and interest in the Partnership as of the date of abandonment.

Net Income (Loss) Per Limited Partnership Unit: Net income (loss) per Limited Partnership Unit is computed by dividing net income (loss) allocated to the limited partners by the number of Units outstanding at the beginning of the fiscal year. Per Unit information has been computed based on 129,799 and 129,841 Units outstanding for 2011 and 2010, respectively.

Deferred Costs: Loan costs of approximately $120,000, less accumulated amortization of approximately $100,000 were included in other assets at December 31, 2010 and were being amortized over the term of the related loan agreement. Amortization expense for the years ended December 31, 2011 and 2010 was approximately $26,000 and $30,000, respectively, and was included in interest expense. During the year ended December 31, 2011, loan costs of approximately $135,000 and accumulated amortization of approximately $126,000 were written off in connection with the sale of the property, resulting in a loss on early extinguishment of debt of approximately $9,000.

Leasing commissions and other direct costs incurred in connection with successful leasing efforts were deferred and amortized over the terms of the related leases. Amortization of these costs is included in operating expenses.

Investment Property: Investment property consisted of one apartment complex and was stated at cost, less accumulated depreciation, unless the carrying amount of the asset was not recoverable. The Partnership capitalized costs incurred in connection with capital additions activities, including redevelopment and construction projects, other tangible property improvements and replacements of existing property components. Included in these capitalized costs were payroll costs associated with time spent by site employees in connection with the planning, execution and control of all capital additions activities at the property level. The Partnership capitalized interest, property taxes and insurance during periods in which redevelopment and construction projects were in progress. The Partnership did not capitalize any costs related to interest, property taxes or insurance during the years ended December 31, 2011 and 2010. Capitalized costs were depreciated over the estimated useful life of the asset. The Partnership charged to expense as incurred costs that did not relate to capital additions activities, including ordinary repairs, maintenance and resident turnover costs.

If events or circumstances indicated that the carrying amount of the property would not be recoverable, the Partnership made an assessment of its recoverability by comparing the carrying amount to the Partnership’s estimate of the undiscounted future cash flows, excluding interest charges, of the property. If the carrying amount exceeded the estimated aggregate undiscounted future cash flows, the Partnership recognized an impairment loss to the extent the carrying amount exceeded the estimated fair value of the property. No adjustments for impairment of value were necessary for the years ended December 31, 2011 and 2010.

Advertising Costs: The Partnership expensed the costs of advertising as incurred. Advertising expense was approximately $94,000 and $112,000 for the years ended December 31, 2011 and 2010, respectively, and is included in operating expenses.

Segment Reporting: Financial Accounting Standards Board Accounting Standards Codification (“ASC”) Topic 280-10, “Segment Reporting”, established standards for the way that public business enterprises report information about operating segments in annual financial statements and requires that those enterprises report selected information about operating segments in interim financial reports. ASC Topic 280-10 also established standards for related disclosures about products and services, geographic areas, and major customers. As defined in ASC Topic 280-10, the Partnership has only one reportable segment.

Note C – Adjustment to Liquidation Basis of Accounting

At December 31, 2011, in accordance with the liquidation basis of accounting, assets were adjusted to their estimated net realizable value and liabilities were adjusted to their estimated settlement amount. The net adjustment required to convert to the liquidation basis of accounting was an increase in net assets of approximately $3,310,000, which is included in the Consolidated Statements of Changes in Partners’ Capital (Deficiency)/Net Assets in Liquidation.

Note D - Mortgage Note Payable

The mortgage indebtedness that encumbered Woods of Inverness Apartments of approximately $5,878,000 was refinanced during 2007 under a secured real estate credit facility (“Secured Credit Facility”) which had a maturity date of October 1, 2010. On July 31, 2010, AIMCO Properties, L.P. exercised its option to extend the maturity date of the Secured Credit Facility to October 1, 2011. On August 10, 2011, AIMCO Properties, L.P. exercised its option to further extend the maturity date of the Secured Credit Facility to October 1, 2012. In connection with the extensions, AIMCO Properties, L.P. paid extension fees of approximately $15,000 and $26,000 on behalf of the Partnership during the years ended December 31, 2011 and 2010, respectively. These extension fees were capitalized as loan costs.

On December 21, 2011, the Partnership repaid the mortgage debt encumbering the property of approximately $5,878,000 in connection with the sale of the property (see “Note H”).

Note E - Income Taxes

The Partnership is classified as a partnership for Federal income purposes. Accordingly, no provision for Federal income taxes is made in the consolidated financial statements of the Partnership. Taxable income or loss of the Partnership is reported in the income tax returns of its partners.

The Partnership adopted the liquidation basis of accounting effective December 31, 2011.

The following is a reconciliation of reported net income (loss) and Federal taxable income (in thousands except per unit data):

	2011	2010

Net income (loss) as reported	$4,535	$ (140)
(Deduct) add:
Unearned revenue	(15)	2
Depreciation differences	407	303
Miscellaneous	(25)	(13)
Gain on sale of property	741	--

Federal taxable income	$5,643	$ 152

Federal taxable income per limited
partnership unit	$40.08	$ 1.09

The following is a reconciliation between the Partnership's reported amounts and Federal tax basis of net assets and liabilities (in thousands):

	2011	2010

Net assets (liabilities) as reported	$ 5,883	$(1,962)
Land and buildings	--	(9,770)
Accumulated depreciation	--	8,736
Partner receivable	(3,375)	--
Syndication and distribution costs	8,258	8,258
Other	197	53

Net assets - Federal tax basis	$10,963	$ 5,315

While the Partnership is not subject to Federal income tax, it is subject to tax related to its Texas activities. During the year ended December 31, 2011, the Partnership recognized current tax expense of approximately $55,000, of which approximately $40,000 is reflected as a reduction of gain from sale of discontinued operations as a result of the sale of Woods of Inverness Apartments and approximately $15,000 is reflected in operating expenses. The corresponding liability is included in taxes payable at December 31, 2011.

Note F - Transactions with Affiliated Parties

The Partnership has no employees and depends on the Managing General Partner and its affiliates for the management and administration of all Partnership activities. The Partnership Agreement provides for payments to affiliates for services and reimbursement of certain expenses incurred by affiliates on behalf of the Partnership.

Affiliates of the Managing General Partner received 5% of gross receipts from the Partnership's property as compensation for providing property management services. The Partnership paid to such affiliates approximately $95,000 and $105,000 for the years ended December 31, 2011 and 2010, respectively, which are included in operating expenses.

Affiliates of the Managing General Partner charged the Partnership for reimbursement of accountable administrative expenses amounting to approximately $71,000 and $65,000 for the years ended December 31, 2011 and 2010, respectively, which is included in general and administrative expenses. At December 31, 2011, approximately $14,000 of accountable administrative expenses were unpaid and are included in due to affiliates. There were no amounts outstanding at December 31, 2010. Subsequent to December 31, 2011, the Partnership paid the outstanding balance of accountable administrative expenses.

Pursuant to the Partnership Agreement, for managing the affairs of the Partnership, the Managing General Partner was entitled to receive a Partnership management fee equal to 5% of the Partnership's adjusted cash from operations as distributed. No such fees were paid for the years ended December 31, 2011 and 2010 as there were no distributions from operations during either period.

AIMCO Properties, L.P., an affiliate of the Managing General Partner, made available to the Partnership a credit line of up to $150,000 per property owned by the Partnership. During the year ended December 31, 2011, AIMCO Properties, L.P. advanced the Partnership approximately $15,000 to fund a fee to extend the maturity date of the mortgage encumbering the Partnership’s investment property. During the year ended December 31, 2010, AIMCO Properties, L.P. advanced the Partnership approximately $121,000 to fund real estate taxes and fees to extend the maturity date of the mortgage encumbering the Partnership’s investment property. The advances bore interest at the prime rate plus 2% per annum. Interest expense amounted to approximately $11,000 and $21,000 for the years ended December 31, 2011 and 2010, respectively. During the years ended December 31, 2011 and 2010, the Partnership repaid advances and associated accrued interest of approximately $349,000 and $220,000, respectively, with proceeds from the sale of Woods of Inverness Apartments and cash from operations. At December 31, 2010, the amount of outstanding advances and accrued interest due to AIMCO Properties, L.P. was approximately $323,000 and is included in due to affiliates. There were no outstanding advances or associated accrued interest owed at December 31, 2011.

The Partnership insured its property up to certain limits through coverage provided by Aimco, which is generally self-insured for a portion of losses and liabilities related to workers’ compensation, property casualty, general liability and vehicle liability. The Partnership insured its property above the Aimco limits through insurance policies obtained by Aimco from insurers unaffiliated with the Managing General Partner. During the years ended December 31, 2011 and 2010, the Partnership was charged by Aimco and its affiliates approximately $67,000 and $87,000, respectively, for insurance coverage and fees associated with policy claims administration.

Note G – Casualty Event

Note H – Disposition of Investment Property

Note I - Contingencies

The Partnership is unaware of any pending or outstanding litigation matters involving it or its former investment property that are not of a routine nature arising in the ordinary course of business.

Environmental

Various Federal, state and local laws subject property owners or operators to liability for management, and the costs of removal or remediation, of certain potentially hazardous materials present on a property, including lead-based paint, asbestos, polychlorinated biphenyls, petroleum-based fuels, and other miscellaneous materials. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release or presence of such materials. The presence of, or the failure to manage or remedy properly, these materials may adversely affect occupancy at affected apartment communities and the ability to sell or finance affected properties. In addition to the costs associated with investigation and remediation actions brought by government agencies, and potential fines or penalties imposed by such agencies in connection therewith, the improper management of these materials on a property could result in claims by private plaintiffs for personal injury, disease, disability or other infirmities. Various laws also impose liability for the cost of removal, remediation or disposal of these materials through a licensed disposal or treatment facility. Anyone who arranges for the disposal or treatment of these materials is potentially liable under such laws for the proper operation of the disposal facility. These laws often impose liability whether or not the person arranging for the disposal ever owned or operated the disposal facility. In connection with the ownership, operation and management of its former property, the Partnership could potentially be responsible for environmental liabilities or costs associated with its former property.

ITEM 9. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure

None.

Item 9A. Controls and Procedures

(a) Disclosure Controls and Procedures

The Partnership’s management, with the participation of the principal executive officer and principal financial officer of the Managing General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer, respectively, has evaluated the effectiveness of the Partnership’s disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) as of the end of the period covered by this report. Based on such evaluation, the principal executive officer and principal financial officer of the Managing General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer, respectively, have concluded that, as of the end of such period, the Partnership’s disclosure controls and procedures are effective.

Management’s Report on Internal Control Over Financial Reporting

The Partnership’s management is responsible for establishing and maintaining adequate internal control over financial reporting. Internal control over financial reporting is defined in Rule 13a-15(f) and 15d-15(f) under the Exchange Act as a process designed by, or under the supervision of, the principal executive and principal financial officers of the Managing General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer, respectively, and effected by the Partnership’s management and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation of consolidated financial statements for external purposes in accordance with generally accepted accounting principles and includes those policies and procedures that:

· pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and dispositions of assets;

· provide reasonable assurance that transactions are recorded as necessary to permit preparation of consolidated financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures are being made only in accordance with authorizations of the Partnership’s management; and

· provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of assets that could have a material effect on the consolidated financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Projections of any evaluation of effectiveness to future periods are subject to the risks that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

The Partnership’s management assessed the effectiveness of the Partnership’s internal control over financial reporting as of December 31, 2011. In making this assessment, the Partnership’s management used the criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission (COSO) in Internal Control-Integrated Framework.

Based on their assessment, the Partnership’s management concluded that, as of December 31, 2011, the Partnership’s internal control over financial reporting is effective.

This annual report does not include an attestation report of the Partnership’s registered public accounting firm regarding internal control over financial reporting. Management’s report was not subject to attestation by the Partnership’s registered public accounting firm pursuant to rules of the Securities and Exchange Commission that permit the Partnership to provide only management’s report in this annual report.

(b) Changes in Internal Control Over Financial Reporting.

There has been no change in the Partnership’s internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fourth quarter of 2011 that has materially affected, or is reasonably likely to materially affect, the Partnership’s internal control over financial reporting.

Item 9B. Other Information

None.

PART III

Item 10. Directors, Executive Officers and Corporate Governance

Century Properties Fund XVI (the “Partnership” or the “Registrant”) has no officers or directors. Fox Capital Management Corporation (“FCMC” or the “Managing General Partner”) manages and controls substantially all of the Partnership’s affairs and has general responsibility in all matters affecting its business.

The names and ages of, as well as the positions and offices held by, the present directors and officers of the Managing General Partner are set forth below. There are no family relationships between or among any officers or directors.

Name	Age	Position

Steven D. Cordes	40	Director and Senior Vice President
John Bezzant	49	Director and Executive Vice President
Ernest M. Freedman	41	Executive Vice President and Chief Financial Officer
Lisa R. Cohn	43	Executive Vice President, General Counsel and Secretary
Paul Beldin	38	Senior Vice President and Chief Accounting Officer
Stephen B. Waters	50	Senior Director of Partnership Accounting

Steven D. Cordes was appointed as a Director of the Managing General Partner effective March 2, 2009. Mr. Cordes has been a Senior Vice President of the Managing General Partner and Aimco since May 2007. Mr. Cordes joined Aimco in 2001 as a Vice President of Capital Markets with responsibility for Aimco’s joint ventures and equity capital markets activity. Prior to joining Aimco, Mr. Cordes was a manager in the financial consulting practice of PricewaterhouseCoopers. Effective March 2009, Mr. Cordes was appointed to serve as the equivalent of the chief executive officer of the Partnership. Mr. Cordes brings particular expertise to the Board in the areas of asset management as well as finance and accounting.

John Bezzant was appointed as a Director of the Managing General Partner effective December 16, 2009. Mr. Bezzant was appointed Executive Vice President of the Managing General Partner and Aimco in January 2011 and prior to that time was a Senior Vice President of the Managing General Partner and Aimco since joining Aimco in June 2006. Prior to joining Aimco, Mr. Bezzant spent over 20 years with Prologis, Inc. and Catellus Development Corporation in a variety of executive positions, including those with responsibility for transactions, fund management, asset management, leasing and operations. Mr. Bezzant brings particular expertise to the Board in the areas of real estate finance, property operations, sales and development.

Ernest M. Freedman was appointed Executive Vice President and Chief Financial Officer of the Managing General Partner and Aimco in November 2009. Mr. Freedman joined Aimco in 2007 as Senior Vice President of Financial Planning and Analysis and has served as Senior Vice President of Finance since February 2009, responsible for financial planning, tax, accounting and related areas. Prior to joining Aimco, from 2004 to 2007, Mr. Freedman served as chief financial officer of HEI Hotels and Resorts.

Lisa R. Cohn was appointed Executive Vice President, General Counsel and Secretary of the Managing General Partner and Aimco in December 2007. From January 2004 to December 2007, Ms. Cohn served as Senior Vice President and Assistant General Counsel of Aimco. Ms. Cohn joined Aimco in July 2002 as Vice President and Assistant General Counsel. Prior to joining Aimco, Ms. Cohn was in private practice with the law firm of Hogan and Hartson LLP.

Paul Beldin joined Aimco in May 2008 and has served as Senior Vice President and Chief Accounting Officer of Aimco and the Managing General Partner since that time. Prior to joining Aimco, Mr. Beldin served as controller and then as chief financial officer of America First Apartment Investors, Inc., a publicly traded multifamily real estate investment trust, from May 2005 to September 2007 when the company was acquired by Sentinel Real Estate Corporation. Prior to joining America First Apartment Investors, Inc., Mr. Beldin was a senior manager at Deloitte and Touche LLP, where he was employed from August 1996 to May 2005, including two years as an audit manager in SEC services at Deloitte’s national office.

Stephen B. Waters was appointed Senior Director of Partnership Accounting of Aimco and the Managing General Partner in June 2009. Mr. Waters has responsibility for partnership accounting with Aimco and serves as the equivalent of the principal financial officer of the Partnership. Mr. Waters joined Aimco as a Director of Real Estate Accounting in September 1999 and was appointed Vice President of the Managing General Partner and Aimco in April 2004. Prior to joining Aimco, Mr. Waters was a senior manager at Ernst & Young LLP.

The Registrant is not aware of the involvement in any legal proceedings with respect to the directors and executive officers listed in this Item 10.

One or more of the above persons are also directors and/or officers of a general partner (or general partner of a general partner) of limited partnerships which either have a class of securities registered pursuant to Section 12(g) of the Securities Exchange Act of 1934, or are subject to the reporting requirements of Section 15(d) of such Act. Further, one or more of the above persons are also officers of Apartment Investment and Management Company and the general partner of AIMCO Properties, L.P., entities that have a class of securities registered pursuant to Section 12(g) of the Securities Exchange Act of 1934, or are subject to the reporting requirements of Section 15 (d) of such Act.

The board of directors of the Managing General Partner does not have a separate audit committee. As such, the board of directors of the Managing General Partner fulfills the functions of an audit committee. The board of directors has determined that Steven D. Cordes meets the requirement of an "audit committee financial expert".

The directors and officers of the Managing General Partner with authority over the Partnership are all employees of subsidiaries of Aimco. Aimco has adopted a code of ethics that applies to such directors and officers that is posted on Aimco's website (www.Aimco.com). Aimco's website is not incorporated by reference to this filing.

Item 11. Executive Compensation

No direct form of compensation or remuneration was paid by the Partnership to any officer or director of Fox Capital Management Corporation during the year ended December 31, 2011.

Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

Except as noted below, no person or entity was known by the Registrant to be the beneficial owner of more than 5% of the Limited Partnership Units (the “Units”) of the Registrant as of December 31, 2011.

Name of		Percentage
Beneficial Owner	Number of Units	of Class

AIMCO Bethesda Holdings Inc.
(an affiliate of Aimco)	84,909.69	65.50%

AIMCO Bethesda Holdings Inc. is indirectly ultimately controlled by Aimco. Its business address is 4582 S. Ulster St. Parkway, Suite 1100, Denver, Colorado 80237.

No director or officer of the Managing General Partner owns any Units.

Item 13. Certain Relationships and Related Transactions, and Director Independence

Affiliates of the Managing General Partner charged the Partnership for reimbursement of accountable administrative expenses amounting to approximately $71,000 and $65,000 for the years ended December 31, 2011 and 2010, respectively, which is included in general and administrative expenses on the consolidated statements of discontinued operations included in “Item 8. Financial Statements and Supplementary Data”. At December 31, 2011, approximately $14,000 of accountable administrative expenses were unpaid and are included in due to affiliates. There were no amounts outstanding at December 31, 2010. Subsequent to December 31, 2011, the Partnership paid the outstanding balance of accountable administrative expenses.

Neither of the Managing General Partner’s directors is independent under the independence standards established for New York Stock Exchange listed companies as both directors are employed by the parent of the Managing General Partner.

Item 14. Principal Accounting Fees and Services

The Managing General Partner has reappointed Ernst & Young LLP as independent auditors to audit the consolidated financial statements of the Partnership for 2012. The aggregate fees billed for services rendered by Ernst & Young LLP for 2011 and 2010 are described below.

Audit Fees. Fees for audit services totaled approximately $40,000 and $42,000 for 2011 and 2010, respectively. Fees for audit services also include fees for the reviews of the Partnership's Quarterly Reports on Form 10-Q.

Tax Fees. Fees for tax services totaled approximately $8,000 and $5,000 for 2011 and 2010, respectively.

PART IV

Item 15. Exhibits, Financial Statement Schedules.

(a) The following consolidated financial statements of the Registrant are included in Item 8:

Consolidated Statement of Net Assets in Liquidation - December 31, 2011.

Consolidated Balance Sheet – December 31, 2010.

Consolidated Statements of Discontinued Operations - Years ended December 31, 2011 and 2010.

Consolidated Statements of Changes in Partners' Capital (Deficiency)/Net Assets in Liquidation – Years ended December 31, 2011 and 2010.

Consolidated Statements of Cash Flows – Years ended December 31, 2011 and 2010.

Notes to Consolidated Financial Statements.

Schedules are omitted for the reason that they are inapplicable or equivalent information has been included elsewhere herein.

(b)Exhibits:

See Exhibit index.

The agreements included as exhibits to this Form 10-K contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:

should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;

have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;

may apply standards of materiality in a way that is different from what may be viewed as material to an investor; and

were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.

Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. The Partnership acknowledges that, notwithstanding the inclusion of the foregoing cautionary statements, it is responsible for considering whether additional specific disclosures of material information regarding material contractual provisions are required to make the statements in this Form 10-K not misleading. Additional information about the Partnership may be found elsewhere in this Form 10-K and the Partnership’s other public filings, which are available without charge through the SEC’s website at http://www.sec.gov.

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

	CENTURY PROPERTIES FUND XVI

	By: Fox Capital Management Corporation
	Managing General Partner

	By: /s/Steven D. Cordes
	Steven D. Cordes
	Senior Vice President

	By: /s/Stephen B. Waters
	Stephen B. Waters
	Senior Director of Partnership Accounting

	Date: March 29, 2012

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

/s/John Bezzant	Director and Executive	Date: March 29, 2012
John Bezzant	Vice President

/s/Steven D. Cordes	Director and Senior	Date: March 29, 2012
Steven D. Cordes	Vice President

/s/Stephen B. Waters	Senior Director of Partnership	Date: March 29, 2012
Stephen B. Waters	Accounting

CENTURY PROPERTIES FUND XVI

EXHIBIT INDEX

Exhibit Number Description of Exhibit

2.5 Master Indemnity Agreement incorporated by reference to Exhibit 2.5 to the Registrant’s Current Report on Form 8-K filed by Insignia Financial Group, Inc. with the Securities and Exchange Commission on September 1, 1995.

3.4 Agreement of Limited Partnership incorporated by reference to Exhibit A to the Prospectus of the Registrant dated August 17, 1981 and thereafter supplemented June 25, 1979 included in the Registrant's Registration Statement on Form S-11 (Reg. No. 2-71473).

10.16 Purchase and Sale Contract, dated November 1, 2011, between Woods of Inverness CPF 16, L.P., a Delaware limited partnership, and Commerce Capital Partners, LLC, a Delaware limited liability company. (Incorporated by reference to the Registrant’s Current Report on Form 8-K dated November 1, 2011).

10.17 First Amendment to Purchase and Sale Contract between Woods of Inverness CPF 16, L.P., a Delawarelimited partnership,and ComCapp Woods of Inverness, LLC, a Texas limited liability company, dated December 21, 2011. (Incorporated by reference to the Registrant’s Current Report on Form 8-K dated December 21, 2011.)

31.1 Certification of equivalent of Chief Executive Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2 Certification of equivalent of Chief Financial Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32.1 Certification of the equivalent of the Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

101 XBRL (Extensible Business Reporting Language). The following materials from Century Properties Fund XVI’s Annual Report on Form 10-K for the fiscal year ended December 31, 2011, formatted in XBRL: (i) consolidated statement of net assets in liquidation, (ii) consolidated balance sheet, (iii) consolidated statements of discontinued operations, (iv) consolidated statements of changes in partners’ capital (deficiency)/net assets in liquidation, (v) consolidated statements of cash flows, and (vi) notes to consolidated financial statements (1)

(1) As provided in Rule 406T of Regulation S-T, this information is furnished and not filed for purposes of Sections 11 and 12 of the Securities Act of 1933 and Section 18 of the Securities Exchange Act of 1934.

EX-31.1 2 cpf161211_ex311.htm EXHIBIT 31.1 Exhibit 31

Exhibit 31.1

CERTIFICATION

I, Steven D. Cordes, certify that:

1. I have reviewed this annual report on Form 10-K of Century Properties Fund XVI;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), for the registrant and have:

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: March 29, 2012

/s/Steven D. Cordes

Steven D. Cordes

Senior Vice President of Fox Capital Management Corporation, equivalent of the chief executive officer of the Partnership

EX-31.2 3 cpf161211_ex312.htm EXHIBIT 31.2 Exhibit 31

Exhibit 31.2

CERTIFICATION

I, Stephen B. Waters, certify that:

1. I have reviewed this annual report on Form 10-K of Century Properties Fund XVI;

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: March 29, 2012

/s/Stephen B. Waters

Stephen B. Waters

Senior Director of Partnership Accounting of Fox Capital Management Corporation, equivalent of the chief financial officer of the Partnership

EX-32.1 4 cpf161211_ex321.htm EXHIBIT 32.1 Exhibit 32

Exhibit 32.1

Certification of CEO and CFO

Pursuant to 18 U.S.C. Section 1350,

As Adopted Pursuant to

Section 906 of the Sarbanes-Oxley Act of 2002

In connection with the Annual Report on Form 10-K of Century Properties Fund XVI (the "Partnership"), for the fiscal year ended December 31, 2011 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), Steven D. Cordes, as the equivalent of the chief executive officer of the Partnership, and Stephen B. Waters, as the equivalent of the chief financial officer of the Partnership, each hereby certifies, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that, to the best of his knowledge:

(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Partnership.

	/s/Steven D. Cordes
	Name: Steven D. Cordes
	Date: March 29, 2012

	/s/Stephen B. Waters
	Name: Stephen B. Waters
	Date: March 29, 2012

This certification is furnished with this Report pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 and shall not be deemed filed by the Partnership for purposes of Section 18 of the Securities Exchange Act of 1934, as amended.

EX-101.INS 5 cpf16-20111231.xml XBRL INSTANCE DOCUMENT 10-K 2011-12-31 false CENTURY PROPERTIES FUND XVI 0000351931 --12-31 129640 Smaller Reporting Company Yes No No 2011 FY

Note D - Mortgage Note Payable   The mortgage indebtedness that encumbered Woods of Inverness Apartments of approximately $5,878,000 was refinanced during 2007 under a secured real estate credit facility (Secured Credit Facility) which had a maturity date of October 1, 2010. On July 31, 2010, AIMCO Properties, L.P. exercised its option to extend the maturity date of the Secured Credit Facility to October 1, 2011. On August 10, 2011, AIMCO Properties, L.P. exercised its option to further extend the maturity date of the Secured Credit Facility to October 1, 2012. In connection with the extensions, AIMCO Properties, L.P. paid extension fees of approximately $15,000 and $26,000 on behalf of the Partnership during the years ended December 31, 2011 and 2010, respectively. These extension fees were capitalized as loan costs.   On December 21, 2011, the Partnership repaid the mortgage debt encumbering the property of approximately $5,878,000 in connection with the sale of the property (see Note H).

Note G Casualty Event   In January 2011, one apartment unit at the Partnerships investment property was damaged by a grease fire.  The damages were approximately $7,000. During the year ended December 31, 2011, the Partnership recognized a casualty gain of approximately $7,000 as a result of the receipt of insurance proceeds of approximately $7,000, partially offset by the write off of undepreciated damaged assets of less than $1,000.

Note H Disposition of Investment Property   On December 21, 2011, the Partnership sold its sole investment property, Woods of Inverness Apartments, to a third party for a gross sale price of $9,000,000.  The net proceeds realized by the Partnership were approximately $8,818,000 after payment of closing costs of approximately $182,000. The Partnership used approximately $5,878,000 of the net proceeds to repay the mortgage encumbering the property. The Partnership recognized a gain of approximately $4,940,000 as a result of the sale. In addition, the Partnership recognized a loss on early extinguishment of debt of approximately $9,000 as a result of the write off of unamortized loan costs, which is included in interest expense. <h6> </h6>

Note I - Contingencies   The Partnership is unaware of any pending or outstanding litigation matters involving it or its former investment property that are not of a routine nature arising in the ordinary course of business.   Environmental Various Federal, state and local laws subject property owners or operators to liability for management, and the costs of removal or remediation, of certain potentially hazardous materials present on a property, including lead-based paint, asbestos, polychlorinated biphenyls, petroleum-based fuels, and other miscellaneous materials. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release or presence of such materials. The presence of, or the failure to manage or remedy properly, these materials may adversely affect occupancy at affected apartment communities and the ability to sell or finance affected properties. In addition to the costs associated with investigation and remediation actions brought by government agencies, and potential fines or penalties imposed by such agencies in connection therewith, the improper management of these materials on a property could result in claims by private plaintiffs for personal injury, disease, disability or other infirmities. Various laws also impose liability for the cost of removal, remediation or disposal of these materials through a licensed disposal or treatment facility. Anyone who arranges for the disposal or treatment of these materials is potentially liable under such laws for the proper operation of the disposal facility. These laws often impose liability whether or not the person arranging for the disposal ever owned or operated the disposal facility. In connection with the ownership, operation and management of its former property, the Partnership could potentially be responsible for environmental liabilities or costs associated with its former property.

-3803000 1981000 -1822000

-10000

-130000

-140000

-3813000 1851000 -1962000

373000

4162000

4535000

Debt	12 Months Ended
Dec. 31, 2011
Debt
Mortgage Notes Payable Disclosure [Text Block]	Note D - Mortgage Note Payable The mortgage indebtedness that encumbered Woods of Inverness Apartments of approximately $5,878,000 was refinanced during 2007 under a secured real estate credit facility (“Secured Credit Facility”) which had a maturity date of October 1, 2010. On July 31, 2010, AIMCO Properties, L.P. exercised its option to extend the maturity date of the Secured Credit Facility to October 1, 2011. On August 10, 2011, AIMCO Properties, L.P. exercised its option to further extend the maturity date of the Secured Credit Facility to October 1, 2012. In connection with the extensions, AIMCO Properties, L.P. paid extension fees of approximately $15,000 and $26,000 on behalf of the Partnership during the years ended December 31, 2011 and 2010, respectively. These extension fees were capitalized as loan costs. On December 21, 2011, the Partnership repaid the mortgage debt encumbering the property of approximately $5,878,000 in connection with the sale of the property (see “Note H”).

Debt

Mortgage Notes Payable Disclosure [Text Block]

Debt

Note D - Mortgage Note Payable

On December 21, 2011, the Partnership repaid the mortgage debt encumbering the property of approximately $5,878,000 in connection with the sale of the property (see “Note H”).

Commitment and Contingencies	12 Months Ended
Dec. 31, 2011
Commitment and Contingencies
Commitments and Contingencies Disclosure [Text Block]	Note I - Contingencies The Partnership is unaware of any pending or outstanding litigation matters involving it or its former investment property that are not of a routine nature arising in the ordinary course of business. Environmental Various Federal, state and local laws subject property owners or operators to liability for management, and the costs of removal or remediation, of certain potentially hazardous materials present on a property, including lead-based paint, asbestos, polychlorinated biphenyls, petroleum-based fuels, and other miscellaneous materials. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release or presence of such materials. The presence of, or the failure to manage or remedy properly, these materials may adversely affect occupancy at affected apartment communities and the ability to sell or finance affected properties. In addition to the costs associated with investigation and remediation actions brought by government agencies, and potential fines or penalties imposed by such agencies in connection therewith, the improper management of these materials on a property could result in claims by private plaintiffs for personal injury, disease, disability or other infirmities. Various laws also impose liability for the cost of removal, remediation or disposal of these materials through a licensed disposal or treatment facility. Anyone who arranges for the disposal or treatment of these materials is potentially liable under such laws for the proper operation of the disposal facility. These laws often impose liability whether or not the person arranging for the disposal ever owned or operated the disposal facility. In connection with the ownership, operation and management of its former property, the Partnership could potentially be responsible for environmental liabilities or costs associated with its former property.

Commitment and Contingencies

Commitments and Contingencies Disclosure [Text Block]

Commitment and Contingencies

Note I - Contingencies

The Partnership is unaware of any pending or outstanding litigation matters involving it or its former investment property that are not of a routine nature arising in the ordinary course of business.

Environmental

The entire disclosure for commitments and contingencies.

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XML 15 R2.htm IDEA: XBRL DOCUMENT

Consolidated Balance Sheet (USD $) In Thousands, unless otherwise specified	Dec. 31, 2010
Assets held for sale:
Cash and cash equivalents	$ 124
Receivables and deposits	94
Other assets	86
Investment property:
Land	905
Buildings and related personal property	12,768
Total investment property	13,673
Less accumulated depreciation	(9,415)
Investment property, net	4,258
Total assets	4,562
Liabilities related to assets held for sale:
Accounts payable	48
Accrued property taxes	143
Tenant security deposit liabilities	41
Other liabilities	91
Due to affiliates	323
Mortgage note payable	5,878
Total liabilities	6,524
Partners' Capital (Deficiency)
General partners	(3,813)
Limited partners	1,851
Total partners' deficit	(1,962)
Total liabilities and partners' deficit	$ 4,562

XML 16 R6.htm IDEA: XBRL DOCUMENT

Consolidated Statements of Shareholders Equity (Deficit) (USD $) In Thousands	Total	General Partners	Limited Partners
Partners' capital (deficiency), beginning balance at Dec. 31, 2009	$ (1,822)	$ (3,803)	$ 1,981
Net income (loss)	(140)	(10)	(130)
Partners' capital (deficiency), ending balance at Dec. 31, 2010	(1,962)	(3,813)	1,851
Net income (loss)	4,535	373	4,162
Partners' capital (deficiency), ending balance at Dec. 31, 2011	2,573	(3,440)	6,013
Adjustment to liquidation basis at Dec. 31, 2011	3,310
Net assets in liquidation, December 31, 2011 at Dec. 31, 2011	$ 5,883

The consolidated profit or loss for the period, net of income taxes, including the portion attributable to the noncontrolling interest.

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Organization, Consolidation and Presentation of Financial Statements

Organization, Consolidation and Presentation of Financial Statements

Organization, Consolidation and Presentation of Financial Statements Disclosure and Significant Accounting Policies [Text Block]

Note A – Basis of Presentation

As a result of the decision to liquidate the Partnership, the Partnership changed its basis of accounting for its consolidated financial statements at December 31, 2011 to the liquidation basis of accounting. Consequently, assets have been valued at estimated net realizable value and liabilities are presented at their estimated settlement amounts, including estimated costs associated with carrying out the liquidation of the Partnership. The valuation of assets and liabilities necessarily requires many estimates and assumptions and there are substantial uncertainties in carrying out the liquidation. The actual realization of assets and settlement of liabilities could be higher or lower than amounts indicated and is based upon the managing general partner’s estimates as of the date of the consolidated financial statements.

Note B – Organization and Summary of Significant Accounting Policies

Subsequent Events: The Partnership’s management evaluated subsequent events through the time this Annual Report on Form 10-K was filed.

Reclassifications: Certain reclassifications have been made to the 2010 balances to conform to the 2011 presentation.

Distributions of available cash, except as discussed below, are allocated 5% to the General Partners with the remaining 95% allocated 2% to the General Partners and 98% to the limited partners.

Note C – Adjustment to Liquidation Basis of Accounting

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The entire disclosure for the organization, consolidation and basis of presentation of financial statements disclosure, and significant accounting policies of the reporting entity. May be provided in more than one note to the financial statements, as long as users are provided with an understanding of (1) the significant judgments and assumptions made by an enterprise in determining whether it must consolidate a VIE and/or disclose information about its involvement with a VIE, (2) the nature of restrictions on a consolidated VIE's assets reported by an enterprise in its statement of financial position, including the carrying amounts of such assets, (3) the nature of, and changes in, the risks associated with an enterprise's involvement with the VIE, and (4) how an enterprise's involvement with the VIE affects the enterprise's financial position, financial performance, and cash flows. Describes procedure if disclosures are provided in more than one note to the financial statements.

+ References+ Details

Consolidated Statements of Discontinued Operations (USD $) In Thousands, except Per Share data, unless otherwise specified	12 Months Ended
	Dec. 31, 2011	Dec. 31, 2010
Loss from continuing operations	$ 0	$ 0
Revenues:
Rental income	1,618	1,834
Other income	291	291
Total revenues	1,909	2,125
Expenses:
Operating	1,272	1,267
General and administrative	220	157
Depreciation	586	596
Interest	104	124
Property taxes	139	121
Total expenses	2,321	2,265
Casualty gain	7	0
Loss from discontinued operations	(405)	(140)
Gain from sale of discontinued operations	4,940	0
Net income (loss)	4,535	(140)
Net income (loss) allocated to general partners	373	(10)
Net income (loss) allocated to limited partners	$ 4,162	$ (130)
Loss from discontinued operations per limited partnership unit	$ (2.91)	$ (1.00)
Gain from sale of discontinued operations per limited partnership unit	$ 34.97	$ 0.00
Net income (loss) per limited partnership unit	$ 32.06	$ (1.00)

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Document and Entity Information	12 Months Ended
Document and Entity Information	Dec. 31, 2011
Document and Entity Information
Entity Registrant Name	CENTURY PROPERTIES FUND XVI
Document Type	10-K
Document Period End Date	Dec. 31, 2011
Amendment Flag	false
Entity Central Index Key	0000351931
Current Fiscal Year End Date	--12-31
Entity Common Stock, Shares Outstanding	129,640
Entity Filer Category	Smaller Reporting Company
Entity Current Reporting Status	Yes
Entity Voluntary Filers	No
Entity Well-known Seasoned Issuer	No
Document Fiscal Year Focus	2011
Document Fiscal Period Focus	FY

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Consolidated Statements of Cash Flows (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2011	Dec. 31, 2010
Cash flows from operating activities:
Net income (loss)	$ 4,535	$ (140)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation	586	596
Amortization of loan costs	26	30
Casualty gain	(7)	0
Bad debt expense	44	54
Gain from sale of discontinued operations	(4,940)	0
Loss on early extinguishment of debt	9	0
Change in accounts:
Receivables and deposits	36	(109)
Other assets	66	0
Accounts payable	3	27
Tenant security deposit liabilities	(41)	(2)
Accrued property taxes	(143)	(72)
Due to affiliates	7	5
Taxes payable	15	0
Other liabilities	(1)	(14)
Net cash provided by operating activities	195	375
Cash flows from investing activities:
Property improvements and replacements	(131)	(240)
Net proceeds from sale of discontinued operations	8,818	0
Insurance proceeds received	7	0
Net cash provided by (used in) investing activities	8,694	(240)
Cash flows from financing activities:
Repayment of mortgage note payable	(5,878)	0
Advances from affiliate	15	121
Repayment of advances from affiliate	(331)	(204)
Loan costs paid	(15)	(26)
Net cash used in financing activities	(6,209)	(109)
Net increase in cash and cash equivalents	2,680	26
Cash and cash equivalents at beginning of year	124	98
Cash and cash equivalents at end of year	2,804	124
Supplemental disclosure of cash flow information:
Cash paid for interest	82	89
Supplemental disclosure of non-cash flow activity:
Property improvements and replacements included in accounts payable	$ 0	$ 3

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Extraordinary and Unusual Items

Unusual or Infrequent Items Disclosure [Text Block]

Extraordinary and Unusual Items

Note G – Casualty Event

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Discontinued Operations and Disposal Groups

Discontinued Operations and Disposal Groups

Disposal Groups, Including Discontinued Operations, Disclosure [Text Block]

Note H – Disposition of Investment Property

The entire disclosure for the facts and circumstances leading to the completed or expected disposal, manner and timing of disposal, the gain (loss) recognized in the income statement and the income statement caption that includes that gain (loss), amounts of revenues and pretax profit or loss reported in discontinued operations, the segment in which the disposal group was reported, and the classification (whether sold or classified as held for sale) and carrying value of the assets and liabilities comprising the disposal group. Includes all disposal groups, including those classified as components of the entity (discontinued operations).

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Related Party Disclosures

Related Party Disclosures

Note F - Transactions with Affiliated Parties

AIMCO Properties, L.P., an affiliate of the Managing General Partner, made available to the Partnership a credit line of up to $150,000 per property owned by the Partnership. During the year ended December 31, 2011, AIMCO Properties, L.P. advanced the Partnership approximately $15,000 to fund a fee to extend the maturity date of the mortgage encumbering the Partnership’s investment property. During the year ended December 31, 2010, AIMCO Properties, L.P. advanced the Partnership approximately $121,000 to fund real estate taxes and fees to extend the maturity date of the mortgage encumbering the Partnership’s investment property. The advances bore interest at the prime rate plus 2% per annum. Interest expense amounted to approximately $11,000 and $21,000 for the years ended December 31, 2011 and 2010, respectively. During the years ended December 31, 2011 and 2010, the Partnership repaid advances and associated accrued interest of approximately $349,000 and $220,000, respectively, with proceeds from the sale of Woods of Inverness Apartments and cash from operations. At December 31, 2010, the amount of outstanding advances and accrued interest due to AIMCO Properties, L.P. was approximately $323,000 and is included in due to affiliates. There were no outstanding advances or associated accrued interest owed at December 31, 2011.

The entire disclosure for related party transactions, including the nature of the relationship(s), a description of the transactions, the amount of the transactions, the effects of any change in the method of establishing the terms of the transaction from the previous period, stated interest rate, expiration date, terms and manner of settlement per the agreement with the related party, and amounts due to or from related parties. If the entity and one or more other entities are under common ownership or management control and this control affects the operating results or financial position, disclosure includes the nature of the control relationship even if there are no transactions between the entities. Disclosure may also include the aggregate amount of current and deferred tax expense for each statement of earnings presented where the entity is a member of a group that files a consolidated tax return, the amount of any tax related balances due to or from affiliates as of the date of each statement of financial position presented, the principal provisions of the method by which the consolidated amount of current and deferred tax expense is allocated to the members of the group and the nature and effect of any changes in that method. Examples of related party transactions include transactions between (a) a parent company and its subsidiary; (b) subsidiaries of a common parent; (c) and entity and its principal owners; and (d) affiliates.

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XML 26 R5.htm IDEA: XBRL DOCUMENT

Consolidated Statement of Net Assets in Liquidation (USD $) In Thousands, unless otherwise specified	Dec. 31, 2011
Assets
Cash	$ 2,804
Receivables	3,389
Total current assets	6,193
Liabilities
Accounts payable	48
Other liabilities	128
Taxes payable	55
Due to affiliates	14
Estimated costs to liquidate	65
Total current liabilities	310
Net assets in liquidation	$ 5,883

XML 27 R10.htm IDEA: XBRL DOCUMENT

Income Taxes

Income Tax Disclosure [Text Block]

Income Taxes

Note E - Income Taxes

The Partnership adopted the liquidation basis of accounting effective December 31, 2011.

The following is a reconciliation of reported net income (loss) and Federal taxable income (in thousands except per unit data):

	2011	2010

Net income (loss) as reported	$4,535	$ (140)
(Deduct) add:
Unearned revenue	(15)	2
Depreciation differences	407	303
Miscellaneous	(25)	(13)
Gain on sale of property	741	--

Federal taxable income	$5,643	$ 152

Federal taxable income per limited
partnership unit	$40.08	$ 1.09

The following is a reconciliation between the Partnership's reported amounts and Federal tax basis of net assets and liabilities (in thousands):

	2011	2010

Net assets (liabilities) as reported	$ 5,883	$(1,962)
Land and buildings	--	(9,770)
Accumulated depreciation	--	8,736
Partner receivable	(3,375)	--
Syndication and distribution costs	8,258	8,258
Other	197	53

Net assets - Federal tax basis	$10,963	$ 5,315

The entire disclosure for income taxes. Disclosures may include net deferred tax liability or asset recognized in an enterprise's statement of financial position, net change during the year in the total valuation allowance, approximate tax effect of each type of temporary difference and carryforward that gives rise to a significant portion of deferred tax liabilities and deferred tax assets, utilization of a tax carryback, and tax uncertainties information.

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