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 3, 2006

                        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
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     (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))

Item 2.02 Results of Operations and Financial Condition

         On May 3, 2006, 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, 2006. 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 3, 2006, "BNP Residential Properties, Inc.
         Announces Operating Results for First Quarter 2006"


         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 4, 2006                        by:   /s/ Pamela B. Bruno
                                   Pamela B. Bruno
                                   Vice President, Treasurer and
                                   Chief Financial Officer