UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10-Q

(Mark One)

[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended ~~September~~March 3031, ~~2010~~2011

[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from _________to _________

Commission file number 0-12438

REAL ESTATE ASSOCIATES LIMITED V

(Exact name of registrant as specified in its charter)

California	95-3768810
(State or other jurisdiction of	(I.R.S. Employer
incorporation or organization)	Identification No.)

55 Beattie Place, PO Box 1089

Greenville, South Carolina 29602

(Address of principal executive offices)

(864) 239-1000

(Registrant’s telephone number, including area code)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

[X] Yes [ ] No

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). [ ] Yes [ ] No

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer”, “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer [ ]

Accelerated filer [ ]

Non-accelerated filer [ ]

(Do not check if a smaller reporting company)

Smaller reporting company [X]

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). [ ] Yes [X] No

PART I - FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

REAL ESTATE ASSOCIATES LIMITED V

Balance Sheets

(in thousands)

	September 30,	December 31,
	March 31,	December 31,
	2010	2009
	2011	2010
	(Unaudited)	(Note)
ASSETS
Cash and cash equivalents	$ ~~156~~124	$ 44146
Investments in and advances to Local Limited Partnerships
(Note 2)	--	--
Receivables – limited partners	--	2
Total assets	$ 124	$ 146
Total assets	$ 156	$ 46
LIABILITIES AND PARTNERS' (DEFICIENCY) CAPITAL
Liabilities
Accounts payable and accrued expenses	$ 1610	$ 2119
Contingencies (Note 5)
Partners' (deficiency) capital
General partners	(~~142~~143)	(~~147~~143)
Limited partners	~~282~~257	~~172~~270
	140	25
	114	127
Total liabilities and partners' (deficiency) capital	$ ~~156~~124	$ 46146

Note: The balance sheet at December 31, ~~2009~~2010 has been derived from the audited financial statements at that date but does not include all the information and footnotes required by generally accepted accounting principles for complete financial statements.

See Accompanying Notes to Financial Statements

REAL ESTATE ASSOCIATES LIMITED V

Statements of Operations

(Unaudited)

(in thousands, except per interest data)

	Three Months Ended		~~Nine Months Ended~~
	September 30,		September 30,
	March 31,
	2010	2009	2010	2009
	2011	2010
Revenues	$ --	$ --	~~$ --~~	~~$ --~~
Operating expenses:
Legal and accounting	1610	109	64	27
Management fees – Corporate General
Management fees – Corporate General Partner (Note 3)	1	1
Partner (Note 3)	2	2	4	4
Administrative	2	2
Administrative	6	2	22	6
Total operating expenses	13	12
Total operating expenses	24	14	90	37
Net loss	$ (13)	$ (12)
Loss from partnership operations	(24)	(14)	(90)	(37)
Net loss allocated to general partners (1%)	$ --	$ --
Distributions in excess of investment
Net loss allocated to limited partners (99%)	(13)	(12)
in Local Limited Partnerships
	$ (13)	$ (12)
(Note 2)	30	--	540	16
Net loss per limited partnership interest (Note 1)	$(1.67)	$(1.55)
Net income (loss)	$ 6	$ (14)	$ 450	$ (21)
Net income (loss) allocated to
general partners (1%)	$ --	$ --	$ 5	$ --
Net income (loss) allocated to
limited partners (99%)	6	(14)	445	(21)
	$ 6	$ (14)	$ 450	$ (21)
Net income (loss) per limited
partnership interest (Note 1)	$ .77	$(1.80)	$57.31	$(2.70)
Distribution per limited partnership
interest (Note 1)	$43.14	$ --	$43.14	$ --

See Accompanying Notes to Financial Statements

REAL ESTATE ASSOCIATES LIMITED V

Statement of Changes in Partners' (Deficiency) Capital

(Unaudited)

(in thousands, except interest data)

	General	Limited
	Partners	Partners	Total
Partnership interests (A)		7,765
Partners' (deficiency) capital
at December 31, 2009	$ (147)	$ 172	$ 25
at December 31, 2010	$ (143)	$ 270	$ 127
Distribution to partners	--	(335)	(335)
Net loss for the three months
Net income for the nine months
ended March 31, 2011	--	(13)	(13)
ended September 30, 2010	5	445	450
Partners' (deficiency) capital
at September 30, 2010	$ (142)	$ 282	$ 140
at March 31, 2011	$ (143)	$ 257	$ 114

(A) Consists of 7,765 limited partnership interests at ~~September~~both 30March 31, ~~2010~~2011 and December 31, ~~2009~~ 2010.

See Accompanying Notes to Financial Statements

REAL ESTATE ASSOCIATES LIMITED V

Statements of Cash Flows

(Unaudited)

(in thousands)

	Nine Months Ended
	Three Months Ended
	September 30,
	March 31,
	2010	2009
	2011	2010
Cash flows from operating activities:
Net income (loss)	$ 450	$ (21)
Net loss	$ (13)	$ (12)
Adjustments to reconcile net income (loss) to net cash
Adjustments to reconcile net loss to net cash used in
used in operating activities:
operating activities:
Distributions received in excess of investment from sale
Change in accounts:
of Local Limited Partnership property	(530)	--
Accounts payable and accrued expenses	(9)	(9)
Changes in accounts:
Accrued fees due to Corporate General Partner	--	1
Receivables – limited partners	2	--
Net cash used in operating activities	(22)	(20)
Accounts payable and accrued expenses	(5)	(2)
Net decrease in cash and cash equivalents	(22)	(20)
Net cash used in operating activities	(83)	(23)
Cash and cash equivalents, beginning of period	146	44
Cash flows provided by investing activities:
Cash and cash equivalents, end of period	$ 124	$ 24
Distributions received from sale of Local Limited
Partnership property	530	--
Cash flows used in financing activities:
Distribution to limited partners	(335)	--
Net increase (decrease) in cash and cash equivalents	112	(23)
Cash and cash equivalents, beginning of period	44	75
Cash and cash equivalents, end of period	$ 156	$ 52

See Accompanying Notes to Financial Statements

REAL ESTATE ASSOCIATES LIMITED V ~~Notes To Financial Statements (Unaudited)~~

Notes To Financial Statements

(Unaudited)

NOTE 1 – ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

General

The information contained in the following notes to the unaudited financial statements is condensed from that which would appear in the annual audited financial statements; accordingly, the financial statements included herein should be reviewed in conjunction with the financial statements and related notes thereto contained in the annual report for the fiscal year ended December 31, ~~2009~~2010 prepared by Real Estate Associates Limited V (the "Partnership"). Accounting measurements at interim dates inherently involve greater reliance on estimates than at year end. The results of operations for the interim ~~periods~~period presented are not necessarily indicative of of the results for the entire year.

In the opinion of the Partnership’s management, the accompanying unaudited financial statements contain all adjustments (consisting primarily of normal recurring items) necessary to present fairly the financial position as of ~~September~~March 3031, ~~2010~~2011, and ~~the~~ the results of operations and changes in cash flows for the ~~nine~~three months ended ~~September~~ 30March 31, ~~2010~~2011 and ~~2009~~2010, respectively.

The general partners share a one percent interest in profits and losses of the Partnership. The limited partners share the remaining 99 percent interest which is allocated in proportion to their respective investments. The general partners of the Partnership are National Partnership Investments Corp. (“NAPICO” or the “Corporate General Partner”) and National Partnership Investment Associates II. The Corporate General Partner is a subsidiary of Apartment Investment and Management Company (“AIMCO”), a publicly traded real estate investment trust.

Basis of Presentation

The accompanying unaudited financial statements have been prepared in conformity with accounting principles generally accepted in the United States.

The Partnership’s management evaluated subsequent events through the time this Quarterly Report on Form 10-Q was filed.

Method of Accounting for Investments in and Advances to Local Limited ~~Partnerships~~Partnership

The ~~investments~~investment in local limited ~~partnerships~~partnership (the “Local Limited ~~Partnerships~~Partnership”) ~~are~~is accounted for under ~~the~~ the equity method.

Net Income (Loss) and Distribution Per Limited Partnership Interest

Net ~~income (~~loss) per limited partnership ~~partner~~ interest was computed by dividing the limited partners' share of ~~net~~ ~~income (~~net loss) by the number of limited partnership interests outstanding at ~~the~~ ~~beginning of~~ the ~~year. Distribution per limited partner interest was~~beginning ~~computed by dividing the limited partners’ distribution by the number~~ of ~~limited partnership interests outstanding at~~ the ~~beginning of the~~ year. The number of limited partnership interests used was 7,765 ~~and 7,775~~ for both the three ~~and nine~~ months ended ~~September~~March 3031, ~~2010~~2011 and ~~2009, respectively~~2010.

Variable Interest Entities

The Partnership consolidates any variable interest entities in which the Partnership holds a variable interest and is the primary beneficiary. Generally, a variable interest entity, or VIE, is an entity with one or more of the following characteristics: (a) the total equity investment at risk is not sufficient to permit the entity to finance its activities without additional subordinated financial support; (b) as a group the holders of the equity investment at risk lack (i) the ability to make decisions about an entity’s activities through voting or similar rights, (ii) the obligation to absorb the expected losses of the entity, or (iii) the right to receive the expected residual returns of the entity; or (c) the equity investors have voting rights that are not proportional to their economic interests and substantially all of the entity’s activities either involve, or are conducted on behalf of, an investor that has disproportionately few voting rights. The primary beneficiary of a VIE is generally the entity that has (a) the power to direct the activities of the VIE that most significantly impact the VIE’s economic performance, and (b) the obligation to absorb losses or the right to receive benefits that could potentially be significant to the VIE.

In determining whether it is the primary beneficiary of a VIE, the Partnership considers qualitative and quantitative factors, including, but not limited to: which activities most significantly impact the VIE’s economic performance and which party controls such activities; the amount and characteristics of the Partnership’s investment; the obligation or likelihood for the Partnership or other investors to provide financial support; and the similarity with and significance to the business activities of the Partnership and the other investors. Significant judgments related to these determinations include estimates about the current and future fair values and performance of real estate held by these VIEs and general market conditions.

InAt ~~connection~~March ~~with~~31, ~~the~~2011 and ~~adoption~~December of31, ~~ASU~~2010, ~~2009-17~~ the Partnership performed a reassessment of the Local Limited Partnerships to determine which Local Limited Partnerships would be deemed variable interest entities. As a result of this reassessment the Partnership determined that it holds a variable interest in one VIE ~~at September 30, 2010,~~ for which the Partnership is not the primary beneficiary. The Partnership has concluded, based on its qualitative consideration of the partnership agreement, the partnership structure and the role of the general partner in the Local Limited Partnership, that the general partner of the Local Limited Partnership is the primary beneficiary of the Local Limited Partnership. In making this determination, the Partnership considered the following factors:

· the general partner conducts and manages the business of the Local Limited Partnership;

· the general partner has the responsibility for and sole discretion over selecting a property management agent for the Local Limited Partnership’s underlying real estate property;

· the general partner is responsible for approving operating and capital budgets for the property owned by the Local Limited Partnership;

· the general partner is obligated to fund any recourse obligations of the Local Limited Partnership;

· the general partner is authorized to borrow funds on behalf of the Local Limited Partnership; and

· the Partnership, as a limited partner in the Local Limited Partnership, does not have the ability to direct or otherwise significantly influence the activities of the Local Limited Partnership that most significantly impact such entity’s economic performance.

The one VIE at ~~September~~March 3031, ~~2010~~2011 consists of a Local Limited Partnership that is directly engaged in the ownership and management of one apartment property with a total of 48 units. The Partnership is involved with this VIE as a non-controlling limited partner equity holder. The Partnership’s maximum exposure to loss as a result of its involvement with the unconsolidated VIE is limited to the Partnership’s recorded investment in and ~~receivables~~receivable from this VIE, which was zero at ~~September~~March 3031, ~~2010~~2011 and December 31, ~~2009~~2010. The Partnership may be subject to additional losses to the extent of any financial support that the Partnership voluntarily provides in the future.

NOTE 2 - INVESTMENTS IN AND ADVANCES TO LOCAL LIMITED PARTNERSHIPS

As of ~~September~~March 3031, ~~2010~~2011and ~~and~~ December 31, ~~2009~~2010, the Partnership holds a limited partnership ~~interests~~interest in one ~~and~~ ~~two~~ Local Limited ~~Partnerships, respectively. During the nine months ended~~ ~~September 30 2010, one Local Limited~~ Partnership~~, Richland Three Rivers Retirement Apartments (“Three Rivers”), sold its investment property which consisted of 40 apartment units~~. AtThe ~~September 30, 2010, the remaining~~ Local Limited Partnership owns one residential low-income rental project consisting of 48 apartment units. The mortgage loans of this project are payable to or insured by a governmental agency.

The Partnership, as a limited partner, does not have a contractual relationship with the Local Limited ~~Partnerships~~Partnership or exercise control over the activities and operations, including refinancing or selling decisions, of the Local Limited ~~Partnerships~~Partnership that would require or allow for consolidation. Accordingly, the Partnership accounts for its investment in the Local Limited ~~Partnerships~~Partnership using the equity method. The Partnership is allocated profits and losses of the Local Limited ~~Partnerships~~Partnership based upon its ~~respective~~ ownership percentage of 99%. Distributions of surplus cash from operations from ~~Three Rivers were restricted by~~ the Local Limited ~~Partnership’s~~ Regulatory Agreement with the United States Department of Housing and Urban Development (“HUD”). This restriction limited the distribution to 6% of the initial invested capital. The excess surplus cash was deposited into a residual receipts reserve and was retained by HUD upon sale of the property during June 2010. For the remaining Local Limited Partnership ~~distributions of surplus cash~~ are not restricted. The Partnership is allocated profits and losses and receives distributions from refinancings and sales in accordance with the Local Limited ~~Partnerships~~Partnership’ s partnership ~~agreements~~agreement. ~~These~~This ~~agreements~~agreement usually ~~limit~~ limits the Partnership’s distributions to an amount substantially less than its ownership percentage in the Local Limited Partnership.

The individual investment is carried at cost plus the Partnership’s share of the Local Limited Partnership’s profits less the Partnership’s share of the Local Limited Partnership’s losses, distributions and impairment charges. The Partnership is not legally liable for the obligations of the Local Limited ~~Partnerships~~Partnership and is not otherwise committed to provide additional support to ~~them.~~the Local Limited Partnership. Therefore, it does not recognize losses once its investment in ~~each of~~ the Local Limited Partnership ~~Partnerships~~ reaches zero. Distributions from the Local Limited ~~Partnerships~~ Partnership are accounted for as a reduction of the investment balance until the investment balance is reduced to zero. When the investment balance has been reduced to zero, subsequent distributions received are recognized as income in the accompanying statements of operations. During the nine months ended September 30, 2010and 2009, the Partnership received approximately$10,000 and $16,000, respectively, in operating distributions from the Local Limited Partnerships, which was recognized as income in the statements of operations, as these distributions were received from Local Partnerships in which the Partnership’s investment balance had previously been reduced to zero.

For those investments where the Partnership has determined that the carrying value of its ~~investments~~investment approximates the estimated fair value of ~~those~~the ~~investments~~investment, the Partnership’s policy is to recognize equity in income of the Local Limited ~~Partnerships~~Partnership only to to the extent of distributions received and amortization of acquisition costs from the ~~those~~ Local Limited ~~Partnerships~~Partnership. Therefore, the Partnership limits its ~~recognition~~ recognition of equity earnings to the amount it expects to ultimately realize.

As of ~~September~~March 3031, ~~2010~~2011 and December 31, ~~2009~~2010, the investment balance in the ~~remaining~~ Local Limited Partnership had been reduced to zero.

The following are unaudited condensed estimated statements of operations for the three ~~and nine~~ months ended ~~September~~ 30March 31, ~~2010~~2011 and ~~2009~~2010 of the ~~remaining~~ Local Limited Partnership in which the Partnership has invested (in thousands). The 2010 ~~and 2009~~ amounts exclude Three Rivers due to the sale of its investment property in June 2010.

UNAUDITED CONDENSED ESTIMATED STATEMENTS OF OPERATIONS

	Three Months Ended		~~Nine Months Ended~~
	September 30,		September 30,
	March 31,
	2010	2009	2010	2009
	2011	2010
Revenues:
Rental income	$ ~~110~~97	$ ~~103~~95	~~$ 302~~	~~$ 294~~
Expenses:
Other income	1	1
Depreciation and amortization	15	14	44	44
Total revenues	98	96
Financial expenses	22	23	64	69
Expenses:
Operating expenses	62	64	190	191
Depreciation and amortization	15	15
Total expenses	99	101	298	304
Financial expenses	21	21
Net income (loss)	$ 11	$ 2	$ 4	$ (10)
Operating expenses	67	64
Total expenses	103	100
Loss from continuing operations	$ (5)	$ (4)

On June 25, 2010, the Local Operating General Partner of Three Rivers, sold its investment property to a third party for a total sales price of $1,800,000. The Partnership received distributions from the sale of approximately $~~530~~531,000, ~~approximately $30,000 of which was received~~ during the ~~three~~year ~~months~~ ended December ~~September 30~~31, 2010. The Partnership had no remaining investment balance in the Local Limited Partnership at ~~September 30~~March 31, ~~2010~~2011 and December 31, ~~2009~~2010.

~~The~~On ~~current policy~~February of the United States Department of Housing and Urban Development (“HUD”) is to not renew the Housing Assistance Payment (“HAP”) Contracts on a long term basis on the existing terms. In connection with renewals of the HAP Contracts under current law and policy16, ~~the~~2011 ~~amount of rental assistance payments under renewed HAP Contracts will be based on market rentals instead of above market rentals, which may not be~~ the ~~case under existing HAP Contracts. The~~ ~~payments~~Partnership ~~under~~entered ~~the~~into ~~renewed HAP Contracts may not be in~~ an ~~amount~~Assignment ~~that~~and ~~would provide~~Assumption ~~sufficient~~Agreement ~~cash~~with ~~flow~~a ~~to permit owners of properties subject to HAP~~third ~~Contracts~~party to ~~meet~~assign ~~the~~its ~~debt~~limited ~~service~~partnership ~~requirements~~interest ofin ~~existing~~Grandview ~~loans~~Place ~~insured by the~~Limited ~~Federal~~Partnership ~~Housing Administration of HUD (“FHA”) unless such mortgage loans are restructured. In order~~ to ~~address the reduction in payments under HAP Contracts as~~ a ~~result~~third ofparty ~~current policy, the Multi-family Assisted Housing Reform and Affordability Act of 1997 (“MAHRAA”) provides~~ for ~~the restructuring of mortgage loans insured by the FHA with respect to properties subject to the Section 8 program. Under MAHRAA~~$25, an FHA-insured mortgage loan can be restructured into a first mortgage loan which will be amortized on a current basis and a low interest second mortgage loan payable to FHA which will only be payable on maturity of the first mortgage loan000. ~~This~~The ~~restructuring~~closing ~~results in a reduction in annual debt service payable by the owner~~ of ~~the~~this ~~FHA-insured mortgage~~assignment ~~loan and~~ is expected to ~~result~~occur inby anJune insurance payment from FHA to the holder of the FHA-insured loan due to the reduction in the principal amount. MAHRAA also phases out project-based subsidies on selected properties serving families not located in rental markets with limited supply30, ~~converting such subsidies to a tenant-based subsidy~~2011.

~~When~~The current policy of the United States Department of Housing and Urban Development (“HUD”) is to not renew the Housing Assistance Payment (“HAP”) Contracts ~~are subject~~on toa ~~renewal,~~long ~~there~~term ~~can~~basis beon nothe existing ~~assurance~~terms. ~~that~~In connection with renewals of the ~~Local~~HAP ~~Limited~~Contracts ~~Partnership~~under current inlaw ~~which~~and policy, the ~~Partnership~~amount ~~has~~of anrental ~~investment~~assistance payments under renewed HAP Contracts will be ~~permitted~~based toon ~~restructure~~market ~~its~~rentals instead of above market rentals, which ~~mortgage~~may ~~indebtedness~~not be the case under ~~MAHRAA~~existing HAP Contracts. The Inpayments ~~addition,~~under the renewed ~~economic~~HAP ~~impact~~Contracts onmay not be in an amount that would provide sufficient cash flow to permit owners of properties subject to HAP Contracts to meet the debt ~~Partnership~~service requirements of existing loans insured by the ~~combination~~Federal Housing Administration of HUD (“FHA”) unless such mortgage loans are restructured. In order to address the ~~reduced~~reduction in payments under ~~the~~ HAP Contracts as a result of current policy, the Multi-family Assisted Housing Reform and Affordability Act of 1997 (“MAHRAA”) provides for the restructuring of mortgage loans insured by the ~~existing~~FHA with respect to properties subject to the Section 8 program. Under MAHRAA, an FHA-insured mortgage ~~loans~~loan ~~under~~can ~~MAHRAA~~be restructured into a first mortgage loan which will be amortized on a current basis and a low interest second mortgage loan payable to FHA which will only be payable on maturity of the first mortgage loan. This restructuring results in a reduction in annual debt service payable by the owner of the FHA-insured mortgage loan and is expected to result ~~uncertain~~in an insurance payment from FHA to the holder of the FHA-insured loan due to the reduction in the principal amount. MAHRAA also phases out project-based subsidies on selected properties serving families not located in rental markets with limited supply, converting such subsidies to a tenant-based subsidy.

~~NOTE~~When 3the HAP Contracts are subject to renewal, there can be no assurance that the Local Limited Partnership in which the Partnership has an investment will be permitted to restructure its mortgage indebtedness under MAHRAA. In addition, the economic impact on the Partnership of the combination of the reduced payments under the HAP Contracts and the restructuring of the existing FHA-insured ~~TRANSACTIONS~~mortgage ~~WITH~~loans under MAHRAA is ~~AFFILIATED~~uncertain. ~~PARTIES~~

~~Under~~NOTE ~~the~~3 ~~terms~~- ofTRANSACTIONS ~~the~~WITH ~~Restated~~AFFILIATED Certificate and Agreement of Limited Partnership, the Partnership is obligated to NAPICO for an annual management fee equal to 0.4 percent of the Partnership’s original remaining invested assets of the Local Limited Partnerships and is calculated at the beginning of each year. Invested assets are defined as the costs of acquiring project interests, including the proportionate amount of the mortgage loans related to the Partnership’s interests in the capital accounts of the respective partnerships. The fee was approximately $4,000 for each of the nine months ended September 30, 2010 and 2009.PARTIES

~~NOTE~~Under the terms of the Restated Certificate and Agreement of Limited Partnership, the Partnership is obligated to NAPICO for an annual management fee equal to 0.4 –percent ~~FAIR~~of ~~VALUE~~the Partnership’s OForiginal remaining invested assets of the Local Limited ~~FINANCIAL~~Partnerships ~~INSTRUMENTS~~and is calculated at the beginning of each year. Invested assets are defined as the costs of acquiring project interests, including the proportionate amount of the mortgage loans related to the Partnership’s interests in the capital accounts of the respective partnerships. The fee was approximately $1,000 for each of the three months ended March 31, 2011 and 2010.

~~FASB~~NOTE ~~ASC~~4 ~~Topic~~– ~~825, “Financial~~FAIR ~~Instruments”,~~VALUE ~~requires disclosure of fair value information about~~OF ~~financial~~FINANCIAL instruments, whether or not recognized in the balance sheet, for which it is practicable to estimate fair value. Fair value is defined as the amount at which the instruments could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale. At September 30, 2010, the Partnership believes that the carrying amount of other assets and liabilities reported on the balance sheet that require such disclosure approximated their fair value due to the short-term maturity of these instruments.INSTRUMENTS

~~NOTE~~Financial 5Accounting Standards –Board Accounting Standards Codification Topic 825, “Financial ~~CONTINGENCIES~~Instruments”, requires disclosure of fair value information about financial instruments, whether or not recognized in the balance sheet, for which it is practicable to estimate fair value. Fair value is defined as the amount at which the instruments could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale. At March 31, 2011, the Partnership believes that the carrying amount of other assets and liabilities reported on the balance sheet that require such disclosure approximated their fair value due to the short-term maturity of these instruments.

~~The~~NOTE ~~Corporate~~5 ~~General~~– Partner is involved in various lawsuits arising from transactions in the ordinary course of business. In the opinion of management and the Corporate General Partner, the claims will not result in any material liability to the Partnership.CONTINGENCIES

The Corporate General Partner is involved in various lawsuits arising from transactions in the ordinary course of business. In the opinion of management and the Corporate General Partner, the claims will not result in any material liability to the Partnership.

ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The Private Securities Litigation Reform Act of 1995 provides a “safe harbor” for forward-looking statements in certain circumstances. Certain information included in this Quarterly Report contains or may contain information that is forward-looking within the meaning of the federal securities laws~~, including, without limitation, statements regarding the Partnership’s future financial performance and the effect of government regulations~~. Actual results may differ materially from those described in these forward-looking statements and, in addition, will be affected by a variety of risks and factors, some of which are beyond the Partnership’s control , including, without limitation: financing risks, including the availability and cost of financing and the risk that the Partnership’s cash flows from operations may be insufficient to meet required payments of principal and interest; national and local economic conditions;, including the ~~general~~pace of job growth and the level of ~~interest rates~~unemployment; the terms of governmental regulations that affect the Partnership and its investment in a local limited ~~partnership~~partnerships and interpretations of those regulations; the competitive environment in which the Partnership operates; real estate risks, including fluctuations in real estate values and the general economic climate in local markets and competition for residents in such markets; litigation, including costs associated with prosecuting or defending claims and any adverse outcomes; and possible environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by the local limited partnerships in which the Partnership has invested. Readers should carefully review the Partnership’s financial statements and the notes thereto, as well as the other documents the Partnership files from time to time with the Securities and Exchange Commission.

The Corporate General Partner monitors developments in the area of legal and regulatory compliance.

Liquidity and Capital Resources

The Partnership’s primary source of funds consists of the receipt of distributions from Local Limited Partnerships in which the Partnership has invested. It is not expected that the Local Limited Partnership in which the Partnership has invested will generate cash flow ~~from operations~~ sufficient to provide for distributions to the Partnership’s limited partners in any material amount. An infrequent source of funds would be funds received by the Partnership as its share of any proceeds from the sale of a property owned by a Local Limited Partnership or the Partnership’s sale of its interest in a Local Limited Partnership. During the nine months ended September 30, 2010, the Partnership distributed approximately $335,000 or $43.14 per limited partnership unit to its limited partners from the sale distribution received during June 2010, as discussed below. There were no distributions made by the Partnership to its limited partners during the ~~nine~~ three months ended ~~September~~March 3031, ~~2009.~~2011 and 2010.

The ~~properties~~property in which the Partnership has invested, through its ~~investments~~investment in the Local Limited ~~Partnerships~~Partnership, ~~receive~~receives one or more forms of assistance from the Federal Government. As a result, the Local Limited ~~Partnerships~~Partnership’s ability to transfer funds ~~either~~ to the Partnership ~~or among themselves~~ in the form of distributions, loans or advances is generally restricted by ~~these~~the government assistance programs. These restrictions, however, are not expected to impact the Partnership’s ability to meet its cash obligations.

Distributions received from Local Limited Partnerships are recognized as a return of capital until the investment balance has been reduced to zero. Subsequent distributions received are recognized as income. ~~During~~There ~~the~~were ~~nine~~no ~~months~~distributions ~~ended~~received ~~September~~during ~~30,~~the ~~2010 and~~three ~~2009,~~months ~~the~~ended ~~Partnership~~March ~~received operating distributions of approximately $10~~31,~~000~~ ~~and~~2011 ~~$16,000,~~or ~~respectively, from Local Limited Partnerships in which it does not have an investment balance~~2010.

OnAs ~~June~~of ~~25,~~March ~~2010~~31, ~~the~~2011 ~~Local~~and ~~Operating~~December ~~General~~31, ~~Partner~~2010, ofthe ~~one~~Partnership ofhad ~~the~~cash ~~Local~~and ~~Limited~~cash ~~Partnerships,~~equivalents ~~Richland~~of ~~Three~~approximately ~~Rivers Retirement Apartments (“Three Rivers”)~~$124,000 ~~sold~~and ~~its investment property to a third party for a total sales price of~~ $1146,~~800,~~000, respectively. The ~~Partnership received~~decrease ~~distributions~~in ~~from~~cash ~~the~~and ~~sale~~cash equivalents of approximately $~~530~~22,000, is due to approximately $3022,000 of ~~which was received during the three months ended September 30, 2010.~~cash ~~The~~used ~~Partnership had no remaining investment balance~~ in ~~the~~operating ~~Partnership at September 30, 2010 and December 31, 2009~~activities.

AsResults of September 30, 2010 and December 31, 2009, the Partnership had cash and cash equivalents of approximately $156,000 and $44,000, respectively. The increase in cash and cash equivalents of approximately $112,000 is due to approximately $530,000 of cash provided by investing activities, partially offset by approximately $335,000 and $83,000 of cash used in financing and operating activities, respectively. Cash provided by investing activities consisted of distributions received from a Local Limited Partnership’s sale of its investment property. Cash used in financing activities consisted of a distribution to the limited partners.Operations

~~Results~~At March 31, 2011, the Partnership has an investment in one Local Limited Partnership, which owns a housing project that was substantially all rented. The Partnership, as a limited partner, is entitled to 99% of the profits and losses of the Local Limited ~~Operations~~Partnership. The Partnership, as a limited partner, does not have a contractual relationship with the Local Limited Partnership or exercise control over the activities and operations, including refinancing or selling decisions of the Local Limited Partnership that would require or allow for consolidation. Accordingly, the Partnership accounts for its investment in the Local Limited Partnership using the equity method. Thus the investment is carried at cost plus the Partnership’s share of the Local Limited Partnership’s profits less the Partnership’s share of the Local Limited Partnership’s losses, distributions and impairment charges. However, since the Partnership is not legally liable for the obligations of the Local Limited Partnership, or is not otherwise committed to provide additional support to them, it does not recognize losses once its investment in the Local Limited Partnership reaches zero. Distributions from the Local Limited Partnership are accounted for as a reduction of the investment balance until the investment balance is reduced to zero. Subsequent distributions received are recognized as income in the statements of operations. For those investments where the Partnership has determined that the carrying value of its investments approximates the estimated fair value of those investments, the Partnership’s policy is to recognize equity in income of the Local Limited Partnership only to the extent of distributions received and amortization of acquisition costs from the Local Limited Partnership. Therefore, the Partnership limits its recognition of equity earnings to the amount it expects to ultimately realize.

AtThere ~~September~~were ~~30,~~no 2010, the Partnership has an investment in one Local Limited Partnership, which owns a housing project that was substantially all rented. The Partnership, as a limited partner, is entitled to 99% of the profits and losses of the Local Limited Partnership. The Partnership, as a limited partner, does not have a contractual relationship with the Local Limited Partnership or exercise control over the activities and operations, including refinancing or selling decisions of the Local Limited Partnership that would require or allow for consolidation. Accordingly, the Partnership accounts for its investment in the Local Limited Partnership using the equity method. Thus the individual investment is carried at cost plus the Partnership’s share of the Local Limited Partnership’s profits less the Partnership’s share of the Local Limited Partnership’s losses, distributions ~~and impairment charges. However, since~~ the Partnership is not legally liable for the obligations of the Local Limited Partnership, or is not otherwise committed to provide additional support to them, it does not recognize losses once its investment in the Local Limited Partnership reaches zero. Distributions from the Local Limited Partnership are accounted for as a reduction of the investment balance until the investment balance is reduced to zero. Subsequent distributions received ~~are~~during ~~recognized as income in~~ the ~~statements~~three ofmonths ~~operations.~~ended ~~For~~March ~~those investments where the Partnership has determined that the carrying value of its investments approximates the estimated fair value of those investments~~31, ~~the~~2011 ~~Partnership’s policy~~or ~~is to recognize equity in income of the Local Limited Partnership only to the extent of distributions received and amortization of acquisition costs from the Local Limited Partnership~~2010. ~~Therefore, the Partnership limits its recognition of equity earnings to the amount it expects to ultimately realize.~~

~~Operating~~On ~~distributions~~February ~~from the~~16, ~~Local~~2011 ~~Limited Partnerships in which~~ the Partnership’s ~~investment~~entered ininto ~~the Local~~an ~~Limited~~Assignment ~~Partnership~~and ~~has~~Assumption ~~been~~Agreement ~~reduced~~with toa ~~zero were approximately $10,000~~third ~~and~~party ~~$16,000~~to ~~for~~assign ~~the~~its ~~nine~~limited ~~months~~partnership ~~ended~~interest ~~September~~in ~~30,~~Grandview ~~2010~~Place ~~and 2009, respectively.~~Limited ~~These~~Partnership ~~amounts~~to ~~were~~a ~~recognized~~third asparty ~~income~~for on$25,000. ~~the~~The ~~statements~~closing of ~~operations,~~this inassignment is ~~accordance~~expected ~~with~~to ~~the~~occur ~~equity~~by ~~method~~June of30, ~~accounting~~2011.

The current policy of the United States Department of Housing and Urban Development (“HUD”) is to not renew the Housing Assistance Payment (“HAP”) Contracts on a long term basis on the existing terms. In connection with renewals of the HAP Contracts under current law and policy, the amount of rental assistance payments under renewed HAP Contracts will be based on market rentals instead of above market rentals, which may not be the case under existing HAP Contracts. The payments under the renewed HAP Contracts may not be in an amount that would provide sufficient cash flow to permit owners of properties subject to HAP Contracts to meet the debt service requirements of existing loans insured by the Federal Housing Administration of HUD (“FHA”) unless such mortgage loans are restructured. In order to address the reduction in payments under HAP Contracts as a result of current policy, the Multi-family Assisted Housing Reform and Affordability Act of 1997 (“MAHRAA”) provides for the restructuring of mortgage loans insured by the FHA with respect to properties subject to the Section 8 program. Under MAHRAA, an FHA-insured mortgage loan can be restructured into a first mortgage loan which will be amortized on a current basis and a low interest second mortgage loan payable to FHA which will only be payable on maturity of the first mortgage loan. This restructuring results in a reduction in annual debt service payable by the owner of the FHA-insured mortgage loan and is expected to result in an insurance payment from FHA to the holder of the FHA-insured loan due to the reduction in the principal amount. MAHRAA also phases out project-based subsidies on selected properties serving families not located in rental markets with limited supply, converting such subsidies to a tenant-based subsidy.

When the HAP Contracts are subject to renewal, there can be no assurance that the Local Limited Partnership in which the Partnership has an investment will be permitted to restructure its mortgage indebtedness under MAHRAA. In addition, the economic impact on the Partnership of the combination of the reduced payments under the HAP Contracts and the restructuring of the existing FHA-insured mortgage loans under MAHRAA is uncertain.

Operating expenses, other than management fees, consist of legal and accounting fees for services rendered to the Partnership and administrative expenses. Legal and accounting fees were approximately $6410,000 and $279,000 for the ~~nine~~three months ended ~~September~~March 3031, ~~2010~~ ~~and 2009, respectively, and approximately $16,000 and $10,000 for the three~~2011 ~~months ended September 30, 2010~~ and ~~2009~~2010, respectively. The increase in legal and accounting fees for both the three and nine months ended September 30, 2010 is due primarily to legal costs incurred during the three and nine months ended September 30, 2010 related to the solicitation of the consent of the limited partners for the sale of Three Rivers.

Administrative expenses were approximately $~~22,000 and $6,000 for the nine months ended September 30, 2010 and 2009, respectively, and approximately $6,000 and $~~2,000 for ~~the~~each ~~three~~of ~~months ended September 30, 2010 and 2009, respectively. The increase in administrative expense for both~~ the three ~~and nine~~ months ended ~~September~~March 3031, ~~2010~~ is2011 ~~primarily due to the administrative costs incurred during the three~~ and ~~nine months ended September 30,~~ 2010 ~~related to the solicitation of the consent of the limited partners for the sale of Three Rivers~~.

A recurring partnership expense is the annual management fee. The fee is payable to the Corporate General Partner of the Partnership and is calculated at 0.4 percent of the Partnership's original remaining invested assets of the Local Limited Partnerships at the beginning of each year. The management fee is paid to the Corporate General Partner for its continuing management of partnership affairs. Management fees were approximately $21,000 ~~and $4,000~~ for each of the three ~~and nine~~ months ended March ~~September 30~~31, ~~2010~~2011 and ~~2009, respectively~~2010.

The Partnership, as a limited partner in the Local Limited ~~Partnerships~~Partnership in which it has invested, is subject to the risks incident to the management and ownership of improved real estate. The Partnership ~~investments~~investment ~~are~~is also subject to adverse general economic conditions, and, accordingly, the status of the national legislation which could increase vacancy levels, rental payment defaults, and operating expenses, which in turn could substantially increase the risk of operating losses for the ~~projects~~project.

Off-Balance Sheet Arrangements

The Partnership owns a limited partnership interest in an unconsolidated Local Limited Partnership, in which the Partnership’s ownership percentage is 99%. However, based on the provisions of the relevant partnership agreement, the Partnership, as a limited partner, does not have control or a contractual relationship with the Local Limited Partnership that would require or allow for consolidation under accounting principles generally accepted in the United States (see “Note 1 – Organization and Summary of Significant Accounting Policies” of the financial statements in “Item 1. Financial Statements”). There are no lines of credit, side agreements or any other derivative financial instruments between the Local Limited Partnership and the Partnership. Accordingly the Partnership’s maximum risk of loss related to the unconsolidated Local Limited Partnership is limited to the recorded investment in and ~~receivables~~receivable from the Local Limited Partnership. See “Note 2 – Investments In and Advances to Local ~~Limited~~ Limited Partnerships” of the financial statements in “Item 1. Financial Statements” for additional information about the Partnership’s ~~investments~~investment in ~~unconsolidated~~ the unconsolidated Local Limited ~~Partnerships~~Partnership.

Other

AIMCO and its affiliates owned 876.60 Units ("the Units") (or 1,753.20 limited partnership interests) in the Partnership representing 22.58% of the outstanding Units as of ~~September~~March 3031, ~~2010~~2011. A Unit consists of two limited partnership interests. A number of these Units were acquired pursuant to tender offers made by AIMCO or its affiliates. It is possible that AIMCO or its affiliates will acquire additional Units in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the Units are entitled to take action with respect to a variety of matters that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the Corporate General Partner. Although the Corporate General Partner owes fiduciary duties to the limited partners of the Partnership, the Corporate General Partner also owes fiduciary duties to AIMCO as its sole stockholder. As a result, the duties of the Corporate General Partner, as corporate general partner, to the Partnership and its limited partners may come into conflict with the duties of the Corporate General Partner to AIMCO as its sole stockholder.

Variable Interest Entities

InAt ~~connection~~March ~~with~~31, ~~the adoption~~2011 ofand ~~ASU~~December ~~2009-17~~31, ~~the~~2010, ~~Partnership performed a reassessment of~~ the ~~Local~~ ~~Limited Partnerships to determine which Local Limited Partnerships would be deemed variable interest entities. As a result of this reassessment the~~ Partnership ~~determined that it~~ holds a variable interest in one VIE ~~at September 30, 2010,~~ for which the Partnership is not the primary beneficiary. The Partnership has concluded, based on its qualitative consideration of the partnership agreement, the partnership structure and the role of the general partner in the Local Limited Partnership, that the general partner of the Local Limited Partnership is the primary beneficiary of the Local Limited Partnership. In making this determination, the Partnership considered the following factors:

· the general partner conducts and manages the business of the Local Limited Partnership;

· the general partner has the responsibility for and sole discretion over selecting a property management agent for the Local Limited Partnership’s underlying real estate property;

· the general partner is responsible for approving operating and capital budgets for the property owned by the Local Limited Partnership;

· the general partner is obligated to fund any recourse obligations of the Local Limited Partnership;

· the general partner is authorized to borrow funds on behalf of the Local Limited Partnership; and

Critical Accounting Policies and Estimates

The financial statements are prepared in accordance with accounting principles generally accepted in the United States which require the Partnership to make estimates and assumptions. The Partnership believes that of its critical accounting policies, the following may involve a higher degree of judgment and complexity.

Method of Accounting for Investments in Local Limited Partnerships

The Partnership, as a limited partner, does not have a contractual relationship with the Local ~~Limited~~ ~~Partnerships~~Limited Partnership or exercise control over the activities and operations, ~~including~~ including refinancing or selling decisions, of the Local Limited ~~Partnerships~~ Partnership that would require or allow for consolidation. Accordingly, the Partnership accounts for its investment in the Local Limited ~~Partnerships~~ Partnership using the equity method. The Partnership is allocated profits and losses of the Local Limited Partnership ~~Partnerships~~ based upon its ~~respective~~ ownership percentage of 99%. Distributions of surplus cash from operations from ~~Three Rivers were restricted by~~ the Local Limited Partnership’s Regulatory Agreement with the United States Department of Housing and Urban Development (“HUD”). This restriction limited the distribution to 6% of the initial invested capital. The excess surplus cash was deposited into a residual receipts reserve and was retained by HUD upon sale of the property during June 2010. For the remaining Local Limited Partnership distributions of surplus cash are not restricted. The Partnership is allocated profits and losses and receives distributions from refinancings and sales in accordance with the Local Limited ~~Partnerships~~Partnership’s partnership ~~agreements~~agreement. ~~These~~This ~~agreements~~agreement usually ~~limit~~limits the Partnership’s distributions to an amount substantially less than its ownership percentage in the Local Limited Partnership.

The individual ~~investments~~investment ~~are~~is carried at cost plus the Partnership’s share of the Local ~~Limited~~ Limited Partnership’s profits less the Partnership’s share of the Local Limited Partnership’s losses, distributions and impairment charges. The Partnership is not legally liable for the obligations of the Local Limited ~~Partnerships~~Partnership and is not otherwise committed to provide additional support to ~~them~~the Local Limited Partnership. Therefore, it does not recognize losses once its investment in ~~each of~~ the Local Limited ~~Partnerships~~ Partnership reaches zero. Distributions from the Local Limited Partnership ~~Partnerships~~ are accounted for as a reduction of the investment balance until the ~~investment~~ investment balance is reduced to zero. When the investment balance has been reduced to zero, subsequent distributions received are recognized as income in ~~the~~ the statements of operations.

ITEM 4T4. CONTROLS AND PROCEDURES

(a) Disclosure Controls and Procedures.

The Partnership’s management, with the participation of the principal executive officer and principal financial officer of the Corporate General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer, respectively, has evaluated the effectiveness of the Partnership’s disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) as of the end of the period covered by this report. Based on such evaluation, the principal executive officer and principal financial officer of the Corporate General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer, respectively, have concluded that, as of the end of such period, the Partnership’s disclosure controls and procedures are effective.

(b) Changes in Internal Control Over Financial Reporting.

There has been no change in the Partnership’s internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fiscal quarter to which this report relates that has materially affected, or is reasonably likely to materially affect, the Partnership’s internal control over financial reporting.

PART II - OTHER INFORMATION

ITEM 6. EXHIBITS

See Exhibit Index.

The agreements included as exhibits to this Form 10-Q contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:

should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;

have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;

may apply standards of materiality in a way that is different from what may be viewed as material to an investor; and

were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.

Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. The Partnership acknowledges that, notwithstanding the inclusion of the foregoing cautionary statements, it is responsible for considering whether additional specific disclosures of material information regarding material contractual provisions are required to make the statements in this Form 10-Q not misleading. Additional information about the Partnership may be found elsewhere in this Form 10-Q and the Partnership’s other public filings, which are available without charge through the SEC’s website at http://www.sec.gov.

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

	REAL ESTATE ASSOCIATES LIMITED V
	By: National Partnership Investments Corp.
	Corporate General Partner
Date: November 15, 2010	By: /s/Steven D. Cordes
Date: May 10, 2011	By: /s/John McGrath
	Steven D. Cordes
	John McGrath
	Senior Vice President
	Senior Vice President, equivalent of the
Date: November 15, 2010	By: /s/Stephen B. Waters
	chief executive officer of the Partnership
Date: May 10, 2011	By: /s/Stephen B. Waters
	Stephen B. Waters
	Senior Director of Partnership Accounting
	Senior Director of Partnership Accounting,
	equivalent of the chief financial officer of the Partnership

REAL ESTATE ASSOCIATES LIMITED PARTNERSHIP V

EXHIBIT INDEX

Exhibit Description of Exhibit

3 Articles of incorporation and bylaws: The registrant is not incorporated. The Partnership Agreement was filed with Form S-11 #266171 which is hereby incorporated by reference.

4 First Amendment to Restated Certificate and Agreement of Limited Partnership dated June 15, 2010 (incorporated by reference to the Registrant’s Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2010).

10 Material contracts: The registrant is a party to the following material contracts, the Restated Certificate and Agreement of Limited Partnership dated May 7, 1982, and the nineteen contracts representing the Partnership's Investment in Local Limited Partnerships as previously filed at the Securities Exchange Commission, File #277645 which is hereby incorporated by reference.

10.2 Assignment and Assumption Agreement by and between Real Estate Associates Limited V, a California limited partnership (“Assignor”), Randal Corporation, a Nevada corporation (“Assignee”); Dennis D. Curran, an individual (the “Operating General Partner”), and GVP, Inc., a Montana corporation (the “General Partner”) effective February 16, 2011. Incorporated by reference to the Registrant’s Current Report on Form 8-K dated February 18, 2011.

31.1 Certification of equivalent of Chief Executive Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2 Certification of equivalent of Chief Financial Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32.1 Certification of the equivalent of the Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

Filing Compare · REAL ESTATE ASSOCIATES LTD V