December 29, 2005

Mail Stop 4561

Martha L. Long
Senior Vice President
National Property Investors 7
55 Beattie Place, P.O. Box 1089
Greenville, South Carolina 29602

      Re:	National Property Investors 7
			Schedule 14A Proxy Statement
			Filed December 16, 2005
			File No. 0-13454

Dear Ms. Long:

      This is to advise you that we have limited our review of the
above proxy statement to the following comment.  Where indicated,
we
think you should revise your document in response to this comment.
If you disagree, we will consider your explanation as to why our
comment is inapplicable or a revision is unnecessary.  Please be
as
detailed as necessary in your explanation.  We may ask you to
provide
us with information so we may better understand your disclosure.
After reviewing this information, we may or may not raise
additional
comments.

   	Please understand that the purpose of our review process is
to
assist you in your compliance with the applicable disclosure
requirements and to enhance the overall disclosure in your filing.
We look forward to working with you in these respects.  We welcome
any questions you may have about our comments or on any other
aspect
of our review.  Feel free to call us at the telephone numbers
listed
at the end of this letter.
1. We note that National Property Investors 7 intends to solicit
consents from limited partners to sell its last remaining property
interest to SH Partners, L.P., an entity partially owned and
controlled by an affiliate of the registrant.  Furthermore, we
note
that upon completion of the sale, the partnership will dissolve
and
wind up its affairs.  It appears that your proposed transaction
may
constitute a going private transaction pursuant to Rule 13e-3 of
the
Exchange Act.  Please provide us with a detailed analysis as to
the
applicability of Rule 13e-3 to your transaction and any obligation
you may have to provide additional disclosure on Schedule 13E-3.

      As appropriate, please revise your filing and respond to
these
comments within 10 business days or tell us when you will provide
us
with a response.  You may wish to provide us with marked copies of
the revisions to expedite our review.  Please furnish a cover
letter
with your revised document that keys your response to our comment
and
provides any requested information.  Detailed cover letters
greatly
facilitate our review.  Please understand that we may have
additional
comments after reviewing your revised document and responses to
our
comments.

	 We urge all persons who are responsible for the accuracy and
adequacy of the disclosure in the filing reviewed by the staff to
be
certain that they have provided all information investors require
for
an informed decision.  Since the company and its management are in
possession of all facts relating to a company`s disclosure, they
are
responsible for the accuracy and adequacy of the disclosures they
have made.

	In connection with responding to our comments, please
provide,
in writing, a statement from the company acknowledging that:

* the company is responsible for the adequacy and accuracy of the
disclosure in the filing;

* staff comments or changes to disclosure in response to staff
comments do not foreclose the Commission from taking any action
with
respect to the filing; and

* the company may not assert staff comments as a defense in any
proceeding initiated by the Commission or any person under the
federal securities laws of the United States.

      In addition, please be advised that the Division of
Enforcement
has access to all information you provide to the staff of the
Division of Corporation Finance in our review of your filing or in
response to our comments on your filing.

	Please direct any questions to Charito A. Mittelman at (202)
551-3402, or the undersigned at (202) 551-3694.

      Sincerely,



Owen Pinkerton
Senior Counsel

cc: 	Jonathan L. Friedman, Esq.  (via facsimile)



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Martha L. Long
National Property Investors 7
December 29, 2005
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