UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C. 20549


                            FORM 10-Q

(Mark One)

     QUARTERLY REPORT PURSUANT TO SECTION 13
     OR 15(d) OF THE SECURITIES EXCHANGE ACT
     OF 1934

For the quarterly period ended    September 30, 1999

                     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 13.<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

<TABLE>
<CAPTION>
                             ASSETS
                                        (Unaudited)
                                        September 30,December 31,
                                            1999        1998

Multi-family apartment complexes,
  net of accumulated depreciation of
  $24,390,940 and $23,263,961, respectively
  <S>                                   <C>         <C>
  (Note 3)                              $10,985,781 $ 11,585,489
Cash and cash equivalents                   716,489      774,230
Prepaid expenses and other assets           810,855      795,705
Deferred expenses, net of accumulated
  amortization of $274,966 and $256,510,
  respectively (Notes 2 and 3)               72,633       90,528

     Total assets                       $12,585,758 $ 13,245,952


                LIABILITIES AND PARTNERS' DEFICIT

Liabilities:
  Mortgage notes payable (Notes 2 and 3)$16,615,351 $ 16,933,049
  Due to affiliates (Note 5)                210,479       10,734
  Other liabilities                         878,323      938,569

     Total liabilities                   17,704,153   17,882,352

Partners' deficit (Note 4):
  Investor Limited Partners
     (30,000 Units outstanding)          (3,437,549)  (2,979,654)
  Original Limited Partner               (1,371,110)  (1,351,830)
  General Partners                         (309,736)    (304,916)

     Total Partners' deficit             (5,118,395)  (4,636,400)

Total liabilities and Partners' deficit $12,585,758 $ 13,245,952

</TABLE>
The accompanying notes are an integral
         part of the consolidated financial statements.
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES

              CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited)
<TABLE>
<CAPTION>

                  For the Three Months          For the Nine Months
                  Ended September 30,    Ended September 30,
                  1999       1998                1999      1998
Revenue:
  <S>          <C>        <C>                 <C>       <C>
  Rental       $1,755,053 $1,724,372          $5,229,234$5,343,503
  Other income    13,934      15,542              40,143    84,641

Total revenue 1,768,987    1,739,914           5,269,377 5,428,144
Expenses:
Operating (Note 5)484,092    395,129           1,377,294  1,461,661
Maintenance       150,955    195,375             464,150   443,932
Real estate taxes 174,368    164,766             535,865   532,291
Management fees
(Note 5)           79,081     57,808             211,335   214,359
  General and administrative
     (Note 5)      65,111     33,246             162,665   101,065
  Depreciation and
     amortization 403,009    448,532           1,175,324  1,328,182
  Interest        362,132    272,609           1,042,128   882,728

  Total expenses 1,718,748 1,567,465           4,968,761 4,964,218
Income before minority
  interest, gain (loss) on
  sale of property and
extraordinary loss 50,239    172,449             300,616   463,926

Minority interest   (834)     (1,841)            (3,040)    (4,213)

Gain (loss) on sale of
  property (Note 3)   -       (2,196)               -    2,965,743

Income before extraordinary
  loss            49,405     168,412             297,576 3,425,456

Extraordinary loss from
  early extinguishment of
  debt (Note 3)     -           -                   -     (389,523)

Net income $   49,405     $  168,412          $  297,576$3,035,933

Allocation of net income
  (Note 4):

  Investor Limited Partners
    (30,000 Units outstanding):
     Income before gain (loss)
on sale of property and
extraordinary loss $46,935 $162,077 $  282,697        $  436,727
     Gain (loss) on sale of
      property      -         (2,174)               -    2,936,086
Extraordinary loss  -           -                   -     (370,047)

Net income    $   46,935  $  159,903          $  282,697$3,002,766

</TABLE>


Continued
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES

          CONSOLIDATED STATEMENTS OF OPERATIONS, Continued

(Unaudited)
<TABLE>
<CAPTION>
              For the Three Months           For the Nine Months
               Ended September 30,              Ended September 30,
                  1999       1998                1999          1998
Investor Limited Partners
  Per Unit:
   Income before gain (loss)
     on sale of property and
 <S>                 <C>   <C>       <C>       <C>
 extraordinary loss  $1.56 $5.41     $ 9.42    $    14.56
   Gain (loss) on sale of
     property          -   (.07)        -           97.87
   Extraordinary loss  -      -         -          (12.33)

  Net income   $   1.56   $ 5.34    $     9.42   $ 100.10

Original Limited Partner
  (100 Units outstanding):
   Income before gain (loss)
     on sale of property and
extraordinary loss $1,976 $6,825    $11,903   $18,389
   Gain (loss) on sale of
       property      -      -             -           -
Extraordinary loss   -      -             -                (15,581)

Net income     $    1,976 $6,825    $   11,903          $    2,808

General Partners:
   Income before gain (loss)
     on sale of
     property and
extraordinary loss $494   $1,706    $     2,976         $    4,597
   Gain (loss) on sale of
     property       (22)        -       29,657
Extraordinary loss   -          -                   -       (3,895)

Net income$      494      $    1,684          $    2,976$   30,359

</TABLE>






The accompanying notes are an integral
         part of the consolidated financial statements.
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES

              CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited)
<TABLE>
<CAPTION>
                                             For the Nine Months
                                            Ended September 30,
                                              1999      1998

Cash flows from operating activities:
  <S>                                       <C>        <C>
  Net income                                $297,576   $3,035,933
  Adjustment to reconcile net income to net
     cash provided by operating activities:
     Depreciation and amortization          1,175,324  1,328,182
     Interest earned on repair escrow           -       (12,898)
     Gain on sale of property                   -    (2,965,743)
     Extraordinary loss from early extinguishment
       of debt                                  -       389,523
     Changes in assets and liabilities:
       Decrease (increase) in prepaid expenses and
          other assets                       (15,150)  165,340
     Decrease in other liabilities           (58,773) (381,854)
     Increase (decrease)in due to affiliates 199,745    (5,963)
       Releases from real estate tax and insurance
          escrows due to sale of property       -        33,722
            Net cash provided by operating
               activities                   1,598,722   1,586,242

Cash flows from investing activities:
  Deposits to replacement reserve escrow       -        (10,769)
  Withdrawals from replacement reserve and repair
     escrows                                   -          315,159
  Release from replacement reserve escrow due to
     sale of property                          -           11,493
  Decrease in deferred expenses                -            3,191
  Increase (decrease) in other liabilities for
  fixed asset  additions                   (1,473)
160  Additions to fixed assets           (527,271)
(873,924) Proceeds from sale of property, net -         5,717,368

            Net cash (used in) provided by
               investing activities         (528,744)   5,162,678

Cash flows from financing activities:
Principal payments on mortgage notes payable(317,698)  (568,120)
  Distributions                             (779,571)(2,918,143)
  Repayment of mortgage note payable            -    (2,638,042)
  Increase in deferred expenses             (30,450)         -
  Payment of prepayment premium                -        (335,863)

Net cash used in financing
activities                              (1,127,719)(6,460,168)
Net (decrease) increase in cash and cash equivalents
                                            (57,741)  288,752

Cash and cash equivalents, beginning of period774,230     402,621

Cash and cash equivalents, end of period    $716,489   $  691,373

</TABLE>

The accompanying notes are an integral
         part of the consolidated financial statements.
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, 1998
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 September 30, 1999 and
December 31, 1998, minority interest of
$12,669 and $15,709, 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 September 30, 1999,
its results of operations for the three and
nine months ended September 30, 1999 and 1998
and its cash flows for the nine months ended
September 30, 1999 and 1998.  Certain prior
period balances have been reclassified to
conform with current period consolidated
financial statement presentation.

The results of operations for the three and
nine months ended September 30, 1999 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.  The Partnership paid
closing costs of $30,450 for the refinancing.

                         Continued
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES
      NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, Continued


(3)Sale of Property

On March 31, 1998, the Partnership sold Indian
Run Apartments ("Indian Run"), a 256-unit
multi-family apartment complex, located in
Abilene, Texas, to an unaffiliated third
party.  The Partnership received $5,850,000,
less repayment of the mortgage note payable
and interest of $2,658,664 and closing costs
of $138,518.  For financial reporting
purposes, the Partnership realized a gain of
$2,979,330 on the sale as of March 31, 1998.
The Partnership realized a final gain of
$2,960,743 on the sale as of December 31,
1998.  The gain was calculated as the
difference between the property's selling
price less net book value of the property and
closing costs.

In conjunction with the sale of the property
on March 31, 1998, the Partnership prepaid the
mortgage note.  As a result of the retirement
of debt, the Partnership incurred a prepayment
premium of $335,863.  The prepayment premium,
as well as unamortized deferred mortgage costs
of $53,660, are reported in the Consolidated
Statement of Operations as an extraordinary
loss from early extinguishment of debt.

(4)Changes in Partners' Deficit

A summary of changes in Partners' deficit for
the nine months ended September 30, 1999 is as
follows:
<TABLE>
<CAPTION>

                         Investor     Original            Total
                         Limited      Limited   General   Partners'
                         Partners     Partner   Partners  Deficit

    Balance at
      <S>              <C>         <C>         <C>       <C>
      December 31, 1998$(2,979,654)$(1,351,830)$(304,916)$(4,636,400)

    Net income            282,697      11,903      2,976     297,576

    Distributions          (740,592)  (31,183)    (7,796)   (779,571)

    Balance at
   September 30, 1999   $(3,437,549)$(1,371,110)$(309,736)$(5,118,395)

</TABLE>

(5)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.

                            Continued
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES


(5) Related Party Transactions, Continued

    Amounts accrued or paid to the General Partners' affiliates
    were as follows:
<TABLE>
<CAPTION>
                    For the Three Months    For the Nine Months
                      Ended September 30,      Ended September 30,
                        1999       1998          1999     1998

<S>                     <C>     <C>           <C>       <C>
Property management fees$79,081 $ 57,808      $ 211,335 $214,359

Expense reimbursements  80,418     70,781       188,670   180,423

Charged to operations$159,499    $128,589     $ 400,005$  394,782
</TABLE>

   Due to affiliates consisted of expense reimbursements of
$210,479 and   $10,734 at September 30, 1999 and December 31, 1998,
respectively.

<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 remaining
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.

On March 31, 1998, the Partnership sold Indian
Run to an unaffiliated third party.  The
Partnership received $5,850,000, less
repayment of the mortgage note payable and
interest of $2,658,664 and closing costs of
$138,518.  Proceeds from the sale were
retained to fund liabilities of the
Partnership and reserves for contingent
liabilities.  The balance of the reserves
remaining after satisfaction of such
contingencies were distributed in accordance
with the Partnership Agreement (see Note 3).

On February 28, 1999, the Partnership
completed the refinancing of Walden Pond
Apartments' mortgage notes payable of
$5,500,000 and $900,000 which mature on
February 28, 2001.  The Partnership paid
closing costs of $30,450 for the refinancing
(see Note 2).

The Partnership's apartment market in Houston
(Walden Pond) is facing increased competition
primarily as a result of new construction in
the area.  The General Partners are in the
process of evaluating strategies to improve
the competitiveness, which currently includes
some rental concessions on select units and
may include the possibility of additional
capital expenditures to modernize the
Partnership's properties.

                                  Continued
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES


Year 2000

The General Partners of the Partnership
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 in those situations in
which it is required to do so.  The Year 2000
readiness issue concerns the inability of
computerized information systems to accurately
calculate, store or use a date after 1999.
This could result in a system failure or
miscalculations causing disruptions of
operations.  The Year 2000 issue affects
virtually all companies and organizations.

In this regard, the General Partners of the
Partnership, along with certain affiliates,
began a computer systems project in 1997 to
significantly upgrade its existing hardware
and software.  The General Partners completed
the testing and conversion of the 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.

The General Partners of the Partnership have
evaluated Year 2000 compliance issues with
respect to its non-financial systems, such as
computer controlled elevators, boilers,
chillers and other miscellaneous systems.  The
General Partners do not anticipate any
problems in its non-financial systems.

The General Partners of the Partnership
surveyed the Partnership's material third-
party service providers (including but not
limited to its banks and telecommunications
providers) and significant vendors and
received assurances that such providers and
vendors are to be Year 2000 ready.  The
General Partners do not anticipate any
problems with such providers and vendors that
would materially impact its results of
operations, liquidity or captial resources.

In addition, the Partnership is also subject
to external forces that might generally affect
industry and commerce, such as utility and
transportation company Year 2000 readiness
failures and related service interruptions.
However, the General Partners do not
anticipate these would materially impact its
results of operations, liquidity or capital
resources.

To date, the Partnership has not incurred, and
does not expect to incur, any significant cost
associated with being Year 2000 ready.

Operations

The following discussion relates to the
operations of the Partnership and its
properties (Fenland Field, Pavillion and
Walden Pond Apartments) for the three and nine
months ended September 30, 1999 and 1998.  The
sale of Indian Run on March  31, 1998,
significantly impacts the comparability of the
Partnership's operations between these
periods.







Continued


KRUPP REALTY LIMITED PARTNERSHIP-IV AND
SUBSIDIARIES


Operations, Continued

Net income, net of Indian Run's activity,
decreased during the three and nine months
ended September 30, 1999 when compared to the
three and nine months ended September 30,
1998, as the increase in total expenses more
than offset the increase in total revenue.
The increase in total revenue is a result of
rental rate increases implemented at all of
the Partnership's properties at the end of the
first quarter, as well as an increase in
occupancy at Pavillion Apartments during the
year.  Interest income decreased due to lower
cash and cash equivalent balances available
for investment when compared to 1998, a result
of the sale of Indian Run Apartments in 1998.

Total expenses for the three months ended
September 30, 1999 increased when compared to
the three months ended September 30, 1998 with
increases in operating, general and
administrative and interest expenses.
Operating expense increased in 1999 as a
result of an increase in workmen's
compensation expense due to an adjustment to
the workmen's compensation reserve in 1998.
General and administrative expense increased
due to higher expenses incurred in connection
with preparation and mailing of Partnership
reports and other investor communications.
Interest expense increased with the
refinancing of Walden Pond Apartments'
mortgage notes payable (see Note 2).

Total expenses for the nine months ended
September 30, 1999 increased when compared to
the nine months ended September 30, 1998, net
of Indian Run's activity, with increases in
operating, maintenance, general and
administrative real estate taxes and interest
expenses.  Operating expense increased in 1999
as a result of an increase in workmen's
compensation expense due to an adjustment to
the workmen's compensation reserve in 1998.
Maintenance expense increased due to
landscaping and other exterior beautification
upgrades at Pavallion and Walden Pond
Apartments, including parking lot repairs and
re-stripping during the second quarter.
General and administrative expenses increased
due to higher expenses incurred in connection
with preparation and mailing of Partnership
reports and other investor communications.
Real estate taxes increased at both Walden
Pond and Pavillion apartment complexes.
Interest expense increased with the
refinancing of Walden Pond Apartments'
mortgage notes payable (see Note 2).
<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


<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: November 15, 1999