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)     May 10, 2005     

                        BNP RESIDENTIAL PROPERTIES, INC.
             (Exact Name of Registrant as Specified in Its Charter)

          Maryland                      1-9496                  56-1574675
(State or Other Jurisdiction   (Commission File Number)      (I.R.S. Employer
     of Incorporation)                                      Identification No.)

         301 S. College Street, Suite 3850
             Charlotte, North Carolina                           28202
--------------------------------------------------------- ---------------------
      (Address of Principal Executive Offices)                 (Zip Code)

Registrant's telephone number, including area code       (704) 944-0100         

          (Former Name or Former Address, if Changed Since Last Report)

         Check the appropriate box below if the Form 8-K filing is intended to
simultaneously satisfy the filing obligation of the registrant under any of the
following provisions (see General Instruction A.2. below):

   ___     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))

                                                Total number of pages: 12

Item 2.02 Results of Operations and Financial Condition

         On May 10, 2005, BNP Residential Properties, Inc. issued a press
release announcing the results of operations and financial condition of the
company as of and for the quarter ended March 31, 2005. A copy of this press
release is included as Exhibit 99.1 to this report.

Item 9.01 Financial Statements and Exhibits

(c)      Exhibits

99.1     Press Release, dated May 10, 2005, "BNP Residential Properties, Inc. 
         Announces Operating Results for the First Quarter of 2005"


         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.

                               BNP Residential Properties, Inc.

May 11, 2005                   by:   /s/ Pamela B. Bruno                
                               Pamela B. Bruno
                               Vice President, Treasurer and
                               Chief Accounting Officer