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)     October 31, 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:  3

Item. 8.01 Other Events.

         Effective October 31, 2005, BNP Residential Properties, Inc. acquired
the Timbers Apartments, located in Richmond, Virginia, from an unaffiliated
third party for a contract price of $22.45 million. In conjunction with this
acquisition, we issued a $17.3 million note payable to Wachovia Bank, National
Association. This note bears interest at a fixed rate of 5.45%, with interest
only payable for ten years, and matures in November 2015.

         On October 31, 2005, we issued a press release announcing and
describing these transactions. A copy of this press release is furnished as
Exhibit 99.1 to this Current Report on Form 8-K.

         The information included under Item 9.01 in this Current Report on Form
8-K (including Exhibit 99.1) shall not be deemed "filed" with the Securities and
Exchange Commission or incorporated by reference in any registration statement
filed by us under the Securities Act of 1933, as amended.

Item 9.01 Financial Statements and Exhibits.

(c)      Exhibits

99.1     Press release dated October 31, 2005, issued by BNP 
         Residential Properties, Inc.


         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.

November 1, 2005                        /s/ Pamela B. Bruno           
                                     Pamela B. Bruno
                                     Vice President, Treasurer and
                                     Chief Accounting Officer