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           September 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)
                                         September 30,    December 31,
                                             2000             1999
                                         -------------   -------------
<S>                                      <C>            <C>
Multi-family apartment complexes,
 net of accumulated depreciation
 of $25,935,707 and $24,736,628,
 respectively                            $  10,195,466   $  10,774,104
Cash and cash equivalents                      886,322         856,738
Prepaid expenses and other assets              796,380         901,228
Deferred expense, net of accumulated
 amortization of $332,354 and
 $291,101, respectively (Note 2)                15,247          56,498
                                         -------------   -------------

         Total assets                    $  11,893,415   $  12,588,568
                                         =============   =============

                        LIABILITIES AND PARTNERS' DEFICIT

Liabilities:
 Mortgage notes payable (Note 2)         $  16,299,219   $  16,538,127
 Due to affiliates (Note 4)                     52,474          33,723
 Other liabilities                             969,252         968,318
                                         -------------   -------------
         Total liabilities                  17,320,945      17,540,168
                                         -------------   -------------

Partners' deficit (Note 3):
 Investor Limited Partners
  (30,000 Units outstanding)                (3,731,228)     (3,279,094)
 Original Limited Partner                   (1,383,474)     (1,364,438)
 General Partners                             (312,828)       (308,068)
                                         -------------   -------------

Total partners' deficit                     (5,427,530)     (4,951,600)
                                         -------------   -------------

Total liabilities and partners' deficit  $  11,893,415   $  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 Nine Months
                                 Ended September 30,     Ended September 30,
                               ----------------------   ----------------------
                                  2000        1999         2000        1999
                               ----------  ----------   ----------  ----------
<S>                            <C>         <C>          <C>         <C>
Revenue:
    Rental                     $1,817,770  $1,755,053   $5,408,494  $5,229,234
    Other income                   17,238      13,934       53,837      40,143
                               ----------  ----------   ----------  ----------
         Total revenue          1,835,008   1,768,987    5,462,331   5,269,377
                               ----------  ----------   ----------  ----------

Expenses:
  Operating (Note 4)              453,183     484,092    1,330,825   1,377,294
  Maintenance                     149,500     150,955      423,094     464,150
  Real estate taxes               196,697     174,368      618,465     535,865
  Management fees (Note 4)         68,463      79,081      213,838     211,335
  General and administrative
   (Note 4)                        61,306      65,111      167,571     162,665
  Depreciation and amortization   441,801     403,009    1,240,333   1,175,324
  Interest                        393,137     362,132    1,162,245   1,042,128
                               ----------  ----------   ----------  ----------

          Total expenses        1,764,087   1,718,748    5,156,371   4,968,761
                               ----------  ----------   ----------  ----------

Income before minority interest    70,921      50,239      305,960     300,616

Minority interest                    (626)       (834)      (2,323)     (3,040)
                               ----------  ----------   ----------  ----------

Net income                     $   70,295  $   49,405   $  303,637  $  297,576
                               ==========  ==========   ==========  ==========

Allocation of  net income
  (Note 3):
  Investor Limited Partners
    (30,000 Units outstanding):
       Net income              $   66,780  $   46,935   $  288,455  $  282,697
                               ==========  ==========   ==========  ==========

  Investor Limited Partners
    Per Unit:
       Net Income              $     2.23  $     1.56   $     9.62  $     9.42
                               ==========  ==========   ==========  ==========

  Original Limited Partner
    (100 Units outstanding):
       Net income              $    2,812  $    1,976   $   12,146  $   11,903
                               ==========  ==========   ==========  ==========

  General Partners
       Net income              $      703  $      494   $    3,036  $    2,976
                               ==========  ==========   ==========  ==========
</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 Nine Months
                                          Ended September 30,
                                       ------------------------
                                          2000          1999
                                       ----------    ----------
<S>                                    <C>           <C>
Cash flows from operating activities:
  Net income                           $  303,637    $  297,576
  Adjustment to reconcile net income
   to net cash provided by operating
   activities:
    Depreciation and amortization       1,240,333     1,175,324
    Changes in assets and liabilities:
      Decrease (increase) in prepaid
       expenses and other assets          104,845       (15,150)
      Increase (decrease) in other
       liabilities                          8,039       (58,773)
      Increase in due to affiliates        18,751       199,745
                                       ----------    ----------

      Net cash provided by operating
       activities                       1,675,605     1,598,722
                                       ----------    ----------

Cash flows from investing activities:
  Decrease in other liabilities for
   fixed asset additions                   (7,105)       (1,473)
  Fixed asset additions                  (620,441)     (527,271)
                                       ----------    ----------

      Net cash used in investing
       activities                        (627,546)     (528,744)
                                       ----------    ----------

Cash flows from financing activities:
  Principal payments on mortgage notes
   payable                               (238,908)     (317,698)
  Distributions                          (779,567)     (779,571)
  Increase in deferred expenses              -          (30,450)
                                       ----------    ----------

      Net cash used in financing
       activities                      (1,018,475)   (1,127,719)
                                       ----------    ----------

Net increase (decrease) in cash and
 cash equivalents                          29,584       (57,741)

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

Cash and cash equivalents, end of
 period                                 $ 886,322     $ 716,489
                                       ==========    ==========
</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
September  30,  2000 and  December  31,  1999,  minority  interest of $8,948 and
$11,271, respectively, is included in prepaid and 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,  2000,  its  results of
operations  for the three and nine months ended  September 30, 2000 and 1999 and
its cash flows for the nine months ended September 30, 2000 and 1999.

The results of operations for the three and nine months ended September 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
Apartment' 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 nine months  ended  September
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                        288,455       12,146       3,036      303,637

Distributions                    (740,589)     (31,182)     (7,796)    (779,567)
                              -----------  -----------  ----------  -----------

Balance at September 30, 2000 $(3,731,228) $(1,383,474) $ (312,828) $(5,427,530)
                              ===========  ===========  ==========  ===========
</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:

<TABLE>
<CAPTION>
                                For the Three Months      For the Nine Months
                                 Ended September 30,      Ended September 30,
                              ------------------------  -----------------------
                                 2000          1999        2000         1999
                              -----------  -----------  ----------  -----------
<S>                           <C>          <C>          <C>         <C>
   Property management fees   $    68,463  $    79,081  $  213,838  $   211,335

   Expense reimbursements          79,279       80,418     216,226      188,670
                              -----------  -----------  ----------  -----------

   Charge to operations       $   147,742  $   159,499  $  430,064  $   400,005
                              ===========  ===========  ==========  ===========
</TABLE>


Due to the affiliates consisted of expense reimbursements of $52,474 and $33,723
at September 30, 2000 and December 31, 1999, respectively.


<PAGE>
             KRUPP REALTY LIMITED PARTNERSHIP - IV AND SUBSIDIARIES

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.

Over the past several years real estate  markets in general have  improved,  and
the General  Partners feel this is an opportune  time to formulate a liquidation
strategy for the Partnership.  As such, the General Partners intend to begin the
process  of  more  thoroughly   assessing  the  property  sales  market  in  the
Partnership's  market areas and  developing a  disposition  strategy  which will
yield  the  highest  value  to  investors   through  an  efficient  and  orderly
liquidation  of the  Partnership.  In keeping  with this  strategy,  the General
Partners  intend to refinance  mortgage  loans which mature in the next 6 months
with financing that leaves flexibility for the property sales.

Assuming market  conditions do not change,  the assessment of the property sales
market is consistent with the General Partners' expectations,  and an acceptable
disposition  plan can be implemented the General Partners expect to complete the
liquidation process over the next 15 months.  However, there can be no assurance
that such  liquidation  will  occur,  or what  amounts  may be  realized  by the
Partnership.

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 its
properties  (Fenland Field,  Pavillion and Walden Pond Apartments) for the three
and nine months ended September 30, 2000 and 1999.

Net income  increased  during the three and nine months ended September 30, 2000
when  compared  to the three  and nine  months  ended  September  30,  1999 with
increases in total revenue more than offsetting increases 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.  Other income  increased  due to  increases in interest  income
resulting from higher average cash and cash  equivalent  balances  available for
investment when compared to 1999.


                                   Continued
<PAGE>
             KRUPP REALTY LIMITED PARTNERSHIP - IV AND SUBSIDIARIES

Operations, Continued

Total expenses for the three and nine months ended  September 30, 2000 increased
when  compared  to the three  and nine  months  ended  September  30,  1999 with
increases  in real estate tax,  depreciation  and  interest  expenses  offset by
decreases  in  operating  and  maintenance  expenses.  Real  estate tax  expense
increased as a result of a  reassessment  of property  values at Walden Pond and
Pavillion  by  the  local  tax  authority.  Depreciation  expense  increased  in
conjunction  with increased  capital  improvements  completed at the properties.
Interest  expense  increased as a result of increases in the prime lending rate.
Operating  expense  decreased  primarily as a result of reductions in salary and
payroll  expense.  Maintenance  expense  decreased  as a result of  improvements
completed during the year.








<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 14, 2000