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         March 31, 2000

                                       OR

           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          0-11987


                    Krupp Realty Limited Partnership-IV


         Massachusetts                                       04-2772783
(State or other jurisdiction of                           (IRS employer
incorporation or organization)                             identification no.)


  One Beacon Street, Boston, Massachusetts                   02108
(Address of principal executive offices)                   (Zip Code)


                                 (617) 523-7722
              (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. Yes X No

  The total number of pages in this document is 10.


<PAGE>



                          PART I. FINANCIAL INFORMATION

Item 1.     CONSOLIDATED FINANCIAL STATEMENTS

This Form 10-Q contains forward-looking statements within the meaning of Section
27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act
of 1934.  Actual  results could differ  materially  from those  projected in the
forward-looking  statements as a result of a number of factors,  including those
identified herein.

              KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES

                           CONSOLIDATED BALANCE SHEETS


                                     ASSETS

<TABLE>
<CAPTION>
                                            (Unaudited)
                                             March 31,              December 31,
                                               2000                    1999
                                            -----------            -----------
<S>                                         <C>                    <C>
Multi-family apartment
  complexes, net of
  accumulated depreciation
  of $25,118,714 and
  $24,736,628, respectively                 $10,509,321            $10,774,104
Cash and cash equivalents                       859,794                856,738
Prepaid expenses and other assets               488,005                901,228
Deferred expenses, net of accumulated
  amortization of $307,235 and $291,101,
  respectively (Note 2)                          40,364                 56,498
                                            -----------            -----------

         Total assets                       $11,897,484            $12,588,568
                                            ===========            ===========


                        LIABILITIES AND PARTNERS' DEFICIT

Liabilities:
  Mortgage notes payable (Note 2)           $16,459,634            $ 6,538,127
  Due to affiliates (Note 4)                       -                    33,723
  Other liabilities                             646,396                968,318
                                            -----------            -----------

         Total liabilities                   17,106,030             17,540,168
                                            -----------            -----------

Partners' deficit (Note 3):
  Investor Limited Partners
  (30,000 Units outstanding)                 (3,523,193)            (3,279,094)
  Original Limited Partner                   (1,374,715)            (1,364,438)
  General Partners                             (310,638)              (308,068)
                                            -----------            -----------

    Total Partners' deficit                  (5,208,546)            (4,951,600)
                                            -----------            -----------

         Total liabilities and Partners'    $11,897,484            $ 2,588,568
         deficit                            ===========            ===========
</TABLE>












                     The accompanying notes are an integral
                 part of the consolidated financial statements.



                                      -2-

<PAGE>


              KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES

                      CONSOLIDATED STATEMENTS OF OPERATIONS

                                   (Unaudited)

<TABLE>
<CAPTION>
                                                 For the Three Months
                                                    Ended March 31,
                                                 --------------------
                                                2000             1999
                                             ----------       ----------
<S>                                         <C>               <C>
Revenue:
  Rental                                    $1,784,075        $1,718,127
  Other income                                  18,100            12,745
                                            ----------        ----------
              Total revenue                  1,802,175         1,730,872
                                            ----------        ----------
Expenses:
  Operating (Note 4)                           424,242           419,744
  Maintenance                                  123,615           128,997
  Real estate taxes                            233,483           188,983
  Management fees (Note 4)                      73,239            65,202
  General and administrative (Note 4)           34,557            30,530
  Depreciation and amortization                398,220           378,182
  Interest                                     381,176           306,293
                                            ----------        ----------

Total expenses                               1,668,532         1,517,931
                                            ----------        ----------

Income before minority
  interest                                     133,643           212,941

Minority interest                                 (805)           (1,651)
                                            ----------        ----------

Net income                                  $  132,838        $  211,290
                                            ==========        ==========

Allocation of net income (Note 3):

  Investor Limited Partners
  (30,000 Units outstanding):
   Net income                               $  126,196        $  200,725
                                            ==========        ==========


Investor Limited Partners
  Per Unit:
  Net income                                $     4.21        $     6.69
                                            ==========        ==========

Original Limited Partner
  (100 Units outstanding):
  Net income                                $    5,314        $    8,452
                                            ==========        ==========

General Partners:
       Net income                           $    1,328        $    2,113
                                            ==========        ==========

</TABLE>












                     The accompanying notes are an integral
                 part of the consolidated financial statements.

                                       -3-

<PAGE>



              KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES

                      CONSOLIDATED STATEMENTS OF CASH FLOWS

                                   (Unaudited)
<TABLE>
<CAPTION>
                                                 For the Three Months
                                                    Ended March 31,
                                                ---------------------
                                                   2000            1999
                                                ----------     ----------
<S>                                         <C>                <C>
Cash flows from operating activities:
  Net income                                $   132,838        $  211,290
  Adjustment to reconcile net income to net
     cash provided by operating activities:
     Depreciation and amortization              398,220           378,182
     Changes in assets and liabilities:
     Decrease in prepaid expenses and
           other assets                         413,223           388,500
     Decrease in other liabilities             (317,775)         (399,049)
     Increase (decrease)in due to affiliates    (33,723)           74,417
                                            -----------        ----------

             Net cash provided by operating
                   activities                   592,783           653,340
                                            -----------        ----------

Cash flows from investing activities:
  Increase (decrease) in other liabilities for
     fixed asset additions                       (4,147)            1,037
  Additions to fixed assets                    (117,303)         (195,978)
                                            -----------        ----------

             Net cash used in
                investing activities           (121,450)         (194,941)
                                            -----------        ----------

Cash flows from financing activities:
  Principal payments on mortgage notes payable  (78,493)         (150,344)
  Distributions                                (389,784)         (389,783)
  Increase in deferred expenses                    -              (30,450)
                                            -----------        ----------

             Net cash used in financing
               activities                      (468,277)         (570,577)
                                            -----------        ----------

Net increase (decrease)
  in cash and cash equivalents                    3,056          (112,178)

Cash and cash equivalents,
  beginning of period                           856,738           774,230
                                            -----------        ----------

Cash and cash equivalents, end of period    $   859,794        $  662,052
                                            ===========        ==========


</TABLE>















                     The accompanying notes are an integral
                 part of the consolidated financial statements.


                                       -4-

<PAGE>




              KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(1)     Accounting Policies

       Certain  information  and  footnote   disclosures  normally  included  in
       financial  statements  prepared in  accordance  with  generally  accepted
       accounting  principles  have been  condensed or omitted in this report on
       Form 10-Q pursuant to the Rules and  Regulations  of the  Securities  and
       Exchange  Commission.  In the  opinion of the  General  Partners of Krupp
       Realty Limited  Partnership-IV and Subsidiaries (the "Partnership"),  the
       disclosures contained in this report are adequate to make the information
       presented not misleading.  See Notes to Consolidated Financial Statements
       included  in the  Partnership's  Annual  Report on Form 10-K for the year
       ended   December  31,  1999  for  additional   information   relevant  to
       significant accounting policies followed by the Partnership.

       The  consolidated   financial  statements  present  consolidated  assets,
       liabilities  and  operations  of  Pavillion  Partners,  Ltd.,  Westbridge
       Partners,   Ltd.,  and  Krupp  Realty  Limited  Partnership-IV.   Westcop
       Corporation  has a 1% interest in the operations of Westbridge  Partners,
       Ltd.  and  Pavillion  Partners,  Ltd. At March 31, 2000 and  December 31,
       1999, minority interest of $10,466 and $11,271, respectively, is included
       in other assets.

       In  the  opinion  of  the  General  Partners  of  the  Partnership,   the
       accompanying  unaudited  consolidated  financial  statements  reflect all
       adjustments  (consisting of only normal recurring  accruals) necessary to
       present fairly the Partnership's  consolidated  financial  position as of
       March 31,  2000,  its  results of  operations  and its cash flows for the
       three months ended March 31, 2000 and 1999.

       The results of  operations  for the three months ended March 31, 2000 are
       not  necessarily  indicative of the results which may be expected for the
       full  year.  See  Management's   Discussion  and  Analysis  of  Financial
       Condition and Results of Operations included in this report.

(2)    Mortgage Notes Payable

       On February 28, 1999, the Partnership completed the refinancing of Walden
       Pond  Apartments'  mortgage  notes  payable of  $5,500,000  and $900,000.
       Monthly  principal  payments  on the new  mortgage  notes are  $6,500 and
       $1,100,  respectively,  with  interest  payments at the contract  rate of
       interest  equal to the  greater  of (a) 0.5% per annum in excess of prime
       rate, or (b) 8% per annum. The mortgage notes mature on February 28, 2001
       and may be  prepaid  in  whole,  but not in part,  without  a  prepayment
       premium with 45 days prior written notice.  During the period ended March
       31,  1999  the  Partnership   paid  closing  costs  of  $30,450  for  the
       refinancing.













                                      Continued


                                       -5-

<PAGE>



              KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES

              NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, Continued




(3) Changes in Partners' Deficit

    A summary of changes in  Partners'  deficit  for the three  months  ended
    March 31, 2000 is as follows:
<TABLE>
<CAPTION>

                        Investor        Original                      Total
                        Limited         Limited        General        Partners'
                        Partners        Partner        Partners       Deficit
                        --------        --------       --------       --------
    <S>                 <C>            <C>             <C>          <C>
    Balance at
     December 31, 1999  $(3,279,094)   $(1,364,438)    $(308,068)   $(4,951,600)

    Net income              126,196          5,314         1,328        132,838

    Distributions          (370,295)       (15,591)       (3,898)      (389,784)
                        -----------    -----------     ---------     ----------

    Balance at
     March 31, 2000     $(3,523,193)   $(1,374,715)    $(310,638)   $(5,208,546)
                        ===========    ===========     =========    ===========
</TABLE>

(4) Related Party Transactions

    The  Partnership  pays  property  management  fees to an affiliate of the
    General  Partners for  management  services.  Pursuant to the  management
    agreements,  management  fees are payable  monthly at a rate of 5% of the
    gross receipts from the properties under management. The Partnership also
    reimburses  affiliates  of the  General  Partners  for  certain  expenses
    incurred in  connection  with the  operation of the  Partnership  and its
    properties, including administrative expenses.

    Amounts  accrued  or paid to the  General  Partners'  affiliates  were as
    follows:

                                                 For the Three Months
                                                    Ended March 31,

                                            2000                     1999
                                           --------               -------

         Property management fees           $ 73,239              $ 65,202

         Expense reimbursements               57,180                27,795
                                            --------             ---------

              Charged to operations         $130,419              $ 92,997
                                            ========              ========


    Due to affiliates  consisted of expense  reimbursements of $0 and $33,723
    at March 31, 2000 and December 31, 1999, respectively.














                                       -6-

<PAGE>



Item 2.         MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
                RESULTS OF OPERATIONS

This Management's  Discussion and Analysis of Financial Condition and Results of
Operations  contains  forward-looking   statements  including  those  concerning
Management's  expectations regarding the future financial performance and future
events.   These   forward-looking   statements  involve   significant  risk  and
uncertainties,  including  those  described  herein.  Actual  results may differ
materially from those anticipated by such forward-looking statements.

Liquidity and Capital Resources

The  Partnership's  ability  to  generate  cash  adequate  to meet its  needs is
dependent  primarily  upon the operations of its real estate  investments.  Such
ability would also be impacted by the future  availability  of bank  borrowings,
and upon  the  future  refinancing  and sale of the  Partnership's  real  estate
investments.  These  sources of liquidity  will be used by the  Partnership  for
payment of expenses  related to real estate  operations,  capital  improvements,
debt service and other expenses.  Cash flow, if any as calculated  under Section
8.2(a) of the Partnership Agreement,  will then be available for distribution to
the Partners.

The  General  Partners,  on an  ongoing  basis,  assess the  current  and future
liquidity  needs in  determining  the levels of  working  capital  reserves  the
Partnership  should  maintain.   Adjustments  to  distributions  are  made  when
appropriate to reflect such assessments. The current annual distribution rate is
$24.69 per Unit, and is paid semiannually in February and August.

Year 2000

The General  Partners of the  Partnership  have  conducted an  assessment of the
Partnership's core internal and external computer  information  systems and have
taken the  necessary  steps to  understand  the  nature  and  extent of the work
required to make its  systems  Year 2000 ready.  They have  evaluated  Year 2000
compliance  issues with respect to its  non-financial  systems and have received
assurances from third-party service providers  (including but not limited to its
telecommunications   providers  and  banks)  with  regard  to  their  Year  2000
readiness.

The General  Partners  completed the testing and conversion of the  Partnerships
financial  accounting  operating  systems in  February  1998.  As a result,  the
General  Partners  have  generated  operating  efficiencies  and  believe  their
financial accounting operating systems are Year 2000 ready. The General Partners
incurred  hardware costs as well as consulting and other expenses related to the
infrastructure and facilities enhancements necessary to complete the upgrade and
prepare for the Year 2000.  There are no other  significant  internal systems or
software that the Partnership is using at the present time.

To date, the Partnership has not had, and does not expect to have, any Year 2000
related problems.















                                      Continued

                                       -7-

<PAGE>




                 KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES



Operations

The following  discussion  relates to the operations of the  Partnership and its
properties  (Fenland Field,  Pavillion and Walden Pond Apartments) for the three
months ended March 31, 2000 and 1999.

Net income  decreased during the three months ended March 31, 2000 when compared
to the three months ended March 31, 1999, as the increase in total expenses more
than offset the  increase in total  revenue.  The  increase in total  revenue is
primarily  a  result  of  rental  rate  increases  implemented  at  all  of  the
Partnership's  properties  at the end of the  first  quarter  of 1999.  Interest
income increased due to higher cash and cash equivalent  balances  available for
investment when compared to 1999.

Total expenses for the three months ended March 31, 2000 increased when compared
to the three  months ended March 31, 1999 with  increases in real estate  taxes,
depreciation and interest expense. Real estate tax expense increased as a result
of a reassessment  of property  values at Walden by the local taxing  authority.
Depreciation   expense   increased  in  conjunction   with   increased   capital
improvements  completed at the properties,  particularly  interior  improvements
which included new carpet,  tile,  lighting,  appliances  and mirrors.  Interest
expense  increased  as a result of the  refinancing  of Walden Pond  Apartments'
mortgages in February 1999.


                                       -8-

<PAGE>



              KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES

                           PART II - OTHER INFORMATION



Item 1.     Legal Proceedings
            Response:        None

Item 2.     Changes in Securities
            Response:        None

Item 3.     Defaults upon Senior Securities
            Response:        None

Item 4.     Submission of Matters to a Vote of Security Holders
            Response:        None

Item 5.     Other Information
            Response:        None

Item 6.     Exhibits and Reports on Form 8-K
            Response:        None




                                       -9-

<PAGE>


                                    SIGNATURE

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, thereunto duly authorized.



                                     Krupp Realty Limited Partnership-IV
                                     --------------------------------------
                                                  (Registrant)



                                     BY:   /s/Wayne H. Zarozny
                                           --------------------------------
                                           Wayne H. Zarozny
                                           Treasurer and Chief Accounting
                                           Officer of The Krupp Corporation,
                                           a General Partner





DATE: May 15, 2000

                                      -10-