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 (Date of earliest event reported) January 26, 2006

                           HOUSING PROGRAMS LIMITED
            (Exact name of Registrant as specified in its charter)


            California                0-13808                 95-3906167
      (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)


                                 (864) 239-1000
                           (Issuer's telephone number)

Check  the  appropriate  box  below  if the  Form  8-K  filing  is  intended  to
simultaneously satisfy the filing obligations of the registrant under any of the
following provisions:

[ ]   Written  communications  pursuant to Rule 425 under the  Securities  Act
      (17 CFR 230.425)

[ ]   Soliciting  material  pursuant to Rule 14a-12 under the Exchange Act (17
      CFR 240.14a-12)

[ ]   Pre-commencement  communications  pursuant  to Rule  14d-2(b)  under the
      Exchange Act (17 CFR 240.14d-2(b))

[ ]   Pre-commencement  communications  pursuant  to Rule  13e-4(c)  under the
      Exchange Act (17 CFR 240.13e-4(c))









Item 8.01   Other Events

Housing Programs Limited (the "Registrant" or  "Partnership")  has a 99% limited
partnership  interest in  Cloverdale  Heights  Apts.,  Ltd.  ("Cloverdale").  On
January 26, 2006,  Cloverdale  sold its investment  property,  consisting of 100
units,  to a third  party for a sales  price of  approximately  $1,250,000.  The
Registrant  received  approximately  $75,000  from the  sales  proceeds  and the
remaining  sales  proceeds  were used to  satisfy  liabilities  associated  with
Cloverdale, including the mortgage encumbering the property and a purchase money
note.

In accordance with the Restated Certificate and Agreement of Limited Partners of
the Partnership,  the Registrant's  corporate general partner intends to utilize
the sales proceeds received for Partnership operations and reserves.







                                    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.



                                HOUSING PROGRAMS LIMITED


                                By: National Partnership Investments Corp.
                                    Corporate General Partner


                                By: /s/Brian S. Shuman
                                    Brian S. Shuman
                                    Senior Vice President and Chief  Financial
                                     Officer


                             Date: February 1, 2006