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         June 30, 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)
                                             June 30,               December 31,
                                              2000                     1999
                                         ---------------         ---------------
<S>                                      <C>                     <C>

Multi-family apartment complexes,
 net of accumulated depreciation
 of $25,505,751 and $24,736,628,
 respectively                                $10,349,975             $10,774,104
Cash and cash equivalents                        982,116                 856,738
Prepaid expenses and other assets                623,715                 901,228
Deferred expense, net of accumulated
 amortization of $320,510
 and $291,101, respectively (Note 2)              27,089                  56,498
                                         ---------------         ---------------

         Total assets                        $11,982,895             $12,588,568
                                         ===============         ===============

                        LIABILITIES AND PARTNERS' DEFICIT

Liabilities:
 Mortgage  notes payable (Note 2)            $16,380,039             $16,538,127
 Due to affiliates (Note 4)                       13,527                  33,723
 Other Liabilities                               697,371                 968,318

                                         ---------------         ---------------
         Total liabilities                    17,090,937              17,540,168
                                         ---------------         ---------------

Partners' deficit (Note 3):
 Investor Limited Partners
  (30,000 Units outstanding)                  (3,427,714)             (3,279,094)
 Original Limited Partner                     (1,370,695)             (1,364,438)
 General Partners                               (309,633)               (308,068)
                                         ---------------         ---------------

Total Partners' deficit                       (5,108,042)             (4,951,600)
                                         ---------------         ---------------

Total liabilities and partners' deficit      $11,982,895             $12,588,568
                                         ===============         ===============

</TABLE>





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

<PAGE>

             KRUPP REALTY LIMITED PARTNERSHIP - IV AND SUBSIDIARIES

                      CONSOLIDATED STATEMENTS OF OPERATIONS

                                   (Unaudited)
<TABLE>
<CAPTION>

                                  For the Three Months       For the Six Months
                                     Ended June 30,            Ended June 30,
                                  --------------------    ----------------------
                                     2000       1999        2000         1999
                                  ----------  ----------  ----------  ----------
<S>                               <C>         <C>         <C>         <C>
Revenue:
 Rental                           $1,806,649  $1,756,054  $3,590,724  $3,474,181
 Other Income                         18,499      13,464      36,599      26,209
                                  ----------  ----------  ----------  ----------
  Total revenue                    1,825,148   1,769,518   3,627,323   3,500,390
                                  ----------  ----------  ----------  ----------

Expenses:
 Operating (Note 4)                  453,400     473,458     877,642     893,202
 Maintenance                         149,979     184,198     273,594     313,195
 Real estate taxes                   188,285     172,514     421,768     361,497
 Management fees (Note 4)             72,136      67,052     145,375     132,254
 General and administrative
  (Note 4)                            71,708      67,024     106,265      97,554
 Depreciation and amortization       400,312     394,133     798,532     772,315
 Interest                            387,932     373,703     769,108     679,996
                                  ----------  ----------  ----------  ----------

Total expenses                     1,723,752   1,732,082   3,392,284   3,250,013
                                  ----------  ----------  ----------  ----------

Income before minority interest      101,396      37,436     235,039     250,377

Minority interest                       (892)       (555)     (1,697)     (2,206)
                                  -----------  ----------  ----------  ---------

Net income                          $100,504    $ 36,881   $ 233,342   $ 248,171
                                  ==========  ==========  ==========  ==========

Allocation of net income (Note 3):

 Investor Limited Partners
  (30,000 Units outstanding):
    Net income                      $ 95,479    $ 35,037   $ 221,675   $ 235,762
                                  ==========  ==========  ==========  ==========

 Investor Limited Partners
  Per Unit:
    Net Income                      $  3.18     $  1.17    $   7.39    $   7.86
                                  ==========  ==========  ==========  ==========

 Original Limited Partner
  (100 Units outstanding):
    Net income                      $  4,020    $  1,475    $  9,334    $  9,927
                                  ==========  ==========  ==========  ==========

 General Partners
    Net income                      $  1,005     $   369    $  2,333    $  2,482
                                  ==========  ==========  ==========  ==========
</TABLE>

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

<PAGE>

               KRUPP REALTY LIMITED PARTNERSHIP - IV SUBSIDIARIES

                      CONSOLIDATED STATEMENTS OF CASH FLOWS

                                   (Unaudited)
<TABLE>
<CAPTION>

                                                   For the Six Months
                                                     Ended June 30,
                                         ---------------------------------------
                                              2000                    1999
                                         ---------------         ---------------
<S>                                      <C>                     <C>
Cash flows from operating activities:
 Net income                              $      233,342         $       248,171
 Adjustment to reconcile net income to
  net cash provided by operating
  activities:
    Depreciation and amortization               798,532                 772,315
    Changes in assets and liabilities:
      Decrease in prepaid expenses and
       other assets                             277,513                 250,954
      Decrease in other liabilities            (264,532)               (243,230)
      Increase (decrease) in due to
       affiliates                               (20,196)                134,099
                                        ---------------         ---------------

      Net cash provided by operating
       activities                             1,024,659               1,162,309
                                        ---------------         ---------------

Cash flows from investing activities:
  Decrease in other liabilities for
    fixed asset additions                        (6,415)                 (1,722)
  Fixed asset additions                        (344,994)               (354,226)
                                        ---------------         ---------------

      Net cash used in investing
       activities:                             (351,409)               (355,948)
                                        ---------------         ---------------

Cash flows from financing activities:
    Principal payments on mortgage notes
     payable                                   (158,088)               (225,657)
    Distributions                              (389,784)               (389,783)
    Increase in deferred expenses                  -                    (30,450)
                                        ---------------         ---------------

      Net cash used in financing
       activities:                             (547,872)               (645,890)
                                        ---------------         ---------------

Net increase in cash and cash equivalents       125,378                 160,471

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

Cash and cash equivalents, end of
 period                                 $       982,116         $       934,701
                                        ===============         ===============

</TABLE>









                     The accompanying notes are an integral
                  part of the consolidated financial statements
<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  principals 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 June 30, 2000 and December 31,
         1999,  minority  interest  of  $9,574  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
         June 30, 2000,  it's results of operations for the three and six months
         ended  June 30,  2000 and 1999 and it's cash  flows for the six  months
         ended June 30, 2000 and 1999.  Certain prior period  balances have been
         reclassified  to conform with  current  period  consolidated  financial
         statement presentation.

         The results of  operations  for the three and six months ended June 30,
         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
<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 six months ended June
30, 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                         221,675        9,334      2,333      233,342

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

Balance at June 30, 2000       $(3,427,714) $(1,370,695) $(309,633) $(5,108,042)
                                ==========   =========== ==========  ==========
</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 it's
         properties, including administrative expenses.

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

<TABLE>
<CAPTION>

                                   For the Three Months      For the Six Months
                                      Ended June 30,            Ended June 30,
                                   --------------------    ---------------------
                                       2000       1999        2000        1999
                                   ---------   --------    --------    ---------
   <S>                             <C>         <C>         <C>         <C>
   Property management fees        $ 72,136    $ 67,052    $145,375    $132,254

   Expense reimbursements            79,767      80,457     136,947     108,252
                                   ---------   --------    --------    ---------

         Charge to operations      $151,903    $147,509    $282,322    $240,506
                                   =========   ========    ========    =========

</TABLE>

         Due to the affiliates  consisted of expense  reimbursements  of $13,527
         and $33,723 at June 30, 2000 and December 31, 1999, respectively.





                                    Continued
<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 risks 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 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 level of working  capital
         reserves  the   Partnership   should   maintain.   Adjustments  to  the
         distribution 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.

         Operations

         The following  discussion  relates to the operation of the  Partnership
         and  it's  properties   (Fenland  Field,   Pavillion  and  Walden  Pond
         Apartments) for the three and six months ended June 30, 2000 and 1999.

         Net income  increased  during the three months ended June 30, 2000 when
         compared  to the three  months  ended June 30, 1999 with an increase in
         total revenue and a decrease in total  expenses.  The increase in total
         revenue is primarily as a result of rental rate  increases  implemented
         at all of the Partnership's  properties at the end of the first quarter
         of  2000.  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 June 30, 2000 decreased when
         compared to the three  months ended June 30,  1999,  with  decreases in
         operating and maintenance  expense offset by an increase in real estate
         tax, depreciation and interest expenses. Operating expense decreased as
         a result of a  reduction  in salary and  payroll.  Maintenance  expense
         decreased  as a result  of  improvements  completed  during  the  first
         quarter.   Real  estate  tax  expense   increased  as  a  result  of  a
         reassessment  of  property  values  at  Walden  Pond by the  local  tax
         authority. Depreciation expense increased in conjunction with increased
         capital   improvements   completed  at  properties.   Interest  expense
         increased  as a result of the  refinancing  of Walden Pond  Apartments'
         mortgages in February 1999.







                                    Continued
<PAGE>


             KRUPP REALTY LIMITED PARTNERSHIP - IV AND SUBSIDIARIES



         Net income  decreased  during the six months  ended June 30,  2000 when
         compared  to the six months  ended June 30,  1999 with an  increase  in
         total revenue offset by an increase in total expenses.  The increase in
         total  revenue  is  primarily  as a result  of  rental  rate  increases
         implemented  at all of the  Partnership's  properties at the end of the
         first quarter of 2000. Interest income increased due to higher cash and
         cash  equivalent  balances  available for  investment  when compared to
         1999.

         Total  expenses for the six months ended June 30, 2000  increased  when
         compared to the six months ended June 30, 1999,  with increases in real
         estate tax,  depreciation  and  interest  expenses  more than offset by
         decreases in operating and maintenance expense. Real estate tax expense
         increased as a result of a  reassessment  of property  values at Walden
         Pond by the local tax  authority.  Depreciation  expense  increased  in
         conjunction   with   increased   capital   improvements   completed  at
         properties.  Interest expense  increased as a result of the refinancing
         of Walden  Pond  Apartments'  mortgages  in  February  1999.  Operating
         expense  decreased  as a result of a reduction  in salary and  payroll.
         Maintenance  expense  decreased as a result of  improvements  completed
         during the first quarter.

<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:    August 14, 2000