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)     November 6, 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
----------------------------------------------------------- ------------------
         (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:  14

Item 2.02 Results of Operations and Financial Condition

         On November 6, 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 September 30, 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 November 6, 2006, "BNP Residential Properties
         Announces Operating Results for the Third Quarter of 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.

November 7, 2006                by:   /s/ Pamela B. Bruno
                                            Pamela B. Bruno
                                Vice President, Treasurer and
                                    Chief Financial Officer