NATIONAL PROPERTY INVESTORS 7
                         55 Beattie Place, P.O. Box 1089
                              Greenville, SC 29602

April 13, 2005

Correspondence Filing Via Edgar and Overnight Delivery

United States Securities and Exchange Commission
Division of Corporate Finance
Mail Stop 0409
450 Fifth Street, NW
Washington, D.C.  20549
Attn:  Mr. Steven Jacobs and Mr. James Webster

Re:   National Property Investors 7
      Form 10-KSB for the year ended December 31, 2004 File No. 0-13454

Gentlemen:

This letter responds to the comments of the staff of the Securities and Exchange
Commission  (the  "Staff")   addressed  to  National  Property  Investors  7,  a
California limited partnership (the "Partnership"),  in a letter dated March 30,
2005. The Partnership's response to the Staff's comments are set forth below and
are  numbered to  correspond  to the  numbering  of the Staff's  comments in the
Staff's letter.

                        *     *     *     *     *

Form 10-KSB for the year ended December 31, 2004

Financial Statements and Notes

        1.  It appears  that the second  paragraph  of the audit report has been
            amended to include some of the  suggested  language  from AU Section
            9508.18.  The suggested  modification  from AU 9508.18 also includes
            the  following  language  "The Company is not required to have,  nor
            were we engaged to perform,  an audit of its  internal  control over
            financial  reporting."  Either  revise to  include  this  additional
            sentence or have your auditors tell us why they believe  revision is
            not  necessary.  We may have  further  comment  upon  review  of the
            response.






   Response:  The Partnership's auditors have advised us that in future filings,
   the Report of Independent  Registered  Public Accounting Firm will be revised
   such that the second paragraph of the report will read as follows:

      We conducted  our audits in  accordance  with the  standards of the Public
      Accounting  Oversight Board (United States).  Those standards require that
      we plan and perform the audit to obtain reasonable assurance about whether
      the financial  statements are free of material  misstatement.  We were not
      engaged to perform an audit of the  Partnership's  internal  control  over
      financial reporting.  Our audit included consideration of internal control
      over financial  reporting as a basis for designing  audit  procedures that
      are  appropriate  in  the  circumstances,  but  not  for  the  purpose  of
      expressing an opinion on the effectiveness of the  Partnership's  internal
      control over financial reporting. Accordingly, we express no such opinion.
      An audit also includes examining, on a test basis, evidence supporting the
      amounts  and  disclosures  in  the  financial  statements,  assessing  the
      accounting  principles used and significant  estimates made by management,
      and evaluating the overall financial  statement  presentation.  We believe
      that our audits provide a reasonable basis for our opinion.

The  Partnership's  auditors  have  advised us that they  believe that the above
language complies with the suggested language in AU Section 9508.18.

                        *     *     *     *     *


Management of the Partnership hereby acknowledges that:

o    the  Partnership  is  responsible  for the  adequacy  and  accuracy  of the
     disclosure in the filings;

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

o    the  Partnership  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.






If you have further  questions  regarding  the  information  provided,  please
contact the undersigned or Stephen Waters.  Mr. Waters can be reached directly
at (864) 239-1554 or by fax at (864) 239-5824.

                                    Sincerely,

                                    /s/ Martha L. Long
                                    Martha L. Long
                                    Senior Vice President
                                    NPI Equity Investments, Inc. as the
                                    managing general partner of National
                                    Property Investors 7


cc:  Stephen B. Waters