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) December 1, 2005

                        NATIONAL PROPERTY INVESTORS 8
            (Exact name of Registrant as specified in its charter)


            California                0-14554                 13-3254885
      (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
                         (Registrant'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 2.01  Acquisition or Disposition of Assets.

National Property Investors 8 (the "Registrant" or "Partnership"),  a California
limited  partnership,  owns  Williamsburg  on the Lake  Apartments,  a  460-unit
apartment complex located in Indianapolis, Indiana ("Williamsburg"). On December
1, 2005,  the  Partnership  sold  Williamsburg  to a third  party,  Prime  Quest
Management,  LLC (the "Purchaser"),  an Illinois limited liability  company.  In
addition  to  Williamsburg,   the  Purchaser   purchased  four  other  apartment
complexes,  each of which was owned in whole or in part by  affiliates  of AIMCO
Properties, L.P., an affiliate of the Registrant's managing general partner. The
total  sales  price  for   Williamsburg   and  the  four  other   properties  is
approximately  $38,501,000  of which  approximately  $11,760,000 is allocated to
Williamsburg.  The Purchaser also purchased two additional  apartment  complexes
from  affiliates  of the  managing  general  partner  pursuant  to two  separate
purchase and sale  agreements.  The Registrant  continues to own and operate one
other investment property.

In accordance with the Amended and Restated Certificate and Agreement of Limited
Partnership of the  Registrant,  the  Registrant's  managing  general partner is
evaluating  the cash  requirements  of the  Registrant to determine  whether any
portion  of the net  sale  proceeds  will  be  distributed  to the  Registrant's
partners. It is expected the net sale proceeds will be used to repay the balance
of outstanding  loans to the managing general partner and any remaining  portion
will be  retained  for  Partnership  expenses  and  redevelopment  costs  at the
remaining investment property.


Item 9.01 Financial Statements and Exhibits.

(b) Pro forma financial information.

The following  unaudited  pro forma  balance sheet and  statements of operations
reflect the  operations of the  Registrant as if  Williamsburg  had been sold on
January 1, 2004.

The pro forma financial  statements do not project the  Registrant's  results of
operations  at any  future  date  or for  any  future  period.  This  pro  forma
information  should be read in  conjunction  with the  Registrant's  2004 Annual
Report on Form 10-KSB.

                             PRO FORMA BALANCE SHEET
                                 (in thousands)

                               September 30, 2005

All other assets                                    $    435
Investment property, net                               6,839

    Total Assets                                    $  7,274

All other liabilities                               $  3,434
Mortgage note payable                                  6,410
Partners' deficit                                     (2,570)
    Total Liabilities and Deficit                   $  7,274








                       PRO FORMA STATEMENTS OF OPERATIONS
                      (in thousands, except per unit data)



                                                Year Ended         Nine Months Ended
                                             December 31, 2004     September 30, 2005

                                                                   
Total revenues                                     $  1,560              $  1,207
Total expenses                                        2,021                 1,642

Net loss                                           $   (461)             $   (435)

Net loss per limited partnership unit              $ (10.16)             $  (9.60)






                                    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.



                                NATIONAL PROPERTY INVESTORS 8



                                By: NPI EQUITY INVESTMENTS, INC.
                                    Managing General Partner

                                By: /s/Martha L. Long
                                    Martha L. Long
                                    Senior Vice President

                               Date: December 6, 2005