FORM 8-K - CURRENT REPORT

                                 UNITED STATES
                       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: December 10, 1999

                           CENTURY PROPERTIES FUND XX
             (Exact name of registrant as specified in its charter)


             California                0-13408               94-2930770
    (State or other jurisdiction    (Commission           (I.R.S. Employer
         of incorporation)          File Number)           Identification
                                                              Number)




                               55  Beattie Place
                              Post Office Box 1089
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)


       Registrant's telephone number, including area code (864) 239-1000

                                      N/A

                 (Former address, if changed since last report)


ITEM 4.    CHANGES IN REGISTRANT'S CERTIFYING ACCOUNTANT

As of December 10, 1999 Imowitz Koenig & Co., LLP, the independent accountant
previously engaged as the principal accountant to audit the financial statements
of Century Properties Fund XX (the "Registrant" or the "Partnership"), was
terminated.  As of the same date, the firm of Ernst & Young LLP was engaged as
the independent accountant for the Registrant.

The audit reports of Imowitz Koenig & Co., LLP on the financial statements of
the Partnership as of and for the years ended December 31, 1998 and 1997, did
not contain any adverse opinion or disclaimer of opinion, nor were they
qualified or modified as to audit scope or accounting principles. The audit
reports were modified as to the uncertainty of the Registrant's ability to
continue as a going concern.

The decision to change accountants was approved by the board of directors of the
managing general partner of the Partnership on December 10, 1999.

During the Partnership's two most recent fiscal years and any subsequent interim
period preceding the change, there were no disagreements with the former
accountant on any matter of accounting principles or practices, financial
statement disclosure, or auditing scope or procedure, which disagreements, if
not resolved to the satisfaction of the former accountant, would have caused it
to make reference to the subject matter of the disagreements in connection with
its report.

The Registrant has provided a copy of this disclosure to the former accountant,
and the Registrant requested that the former accountant furnish the Registrant
with a letter addressed to the Securities and Exchange Commission stating
whether it agrees with the statements made by the Registrant, and, if not,
stating the respects in which it does not agree.  A copy of the former
accountant's response indicating agreement is included as an exhibit to this
report.

ITEM 7.   FINANCIAL STATEMENTS AND EXHIBITS

   (c)    Exhibits

          16.1 Letter dated December 14, 1999, from the former accountant
               regarding its concurrence with the statements made by the
               Registrant in this Current Report.




                                   SIGNATURE


Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned hereunto duly authorized.



                         CENTURY PROPERTIES FUND XX

                         By:   Fox Partners III
                               Its General Partner

                         By:   Fox Capital Management Corporation
                               Its Managing General Partner

                         By:   /s/ Patrick J. Foye
                               Patrick J. Foye
                               Executive Vice President

                         Date: December 14, 1999




                                                                    Exhibit 16.1





December 14, 1999


Securities and Exchange Commission
Washington, DC  20549

Gentlemen:

We have read and agree with the comments in item 4 of Form 8-K of Century
Properties Fund XX dated December 14, 1999.


                         Very truly yours,



                         /s/Imowitz Koenig & Co., LLP