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, 2002
                                           ------------------------------------

                                       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 9.

<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 (In Liquidation)

                                     ASSETS

                                        (Unaudited)
                                          March 31,      December 31,
                                            2002             2001
                                        ------------     ------------

Cash and cash equivalents               $ 10,311,521     $ 11,068,529
Real estate tax escrows                       32,399           32,399
Prepaid expenses and other assets            126,452           19,190
                                        ------------     ------------

         Total assets                   $ 10,470,372     $ 11,120,118
                                        ============     ============

                        LIABILITIES AND PARTNERS' EQUITY

Liabilities:
     Due to affiliates                             -           25,115
     Other liabilities                       465,929          506,925
                                        ------------     ------------
         Total liabilities                   465,929          532,040

Partners' equity (Note 2):
     Investor Limited Partners (30,000
      Units outstanding)                   9,904,399       10,482,197
     Original Limited Partner                      -                -
     General Partners                        100,044          105,881
                                        ------------     ------------
         Total partners' equity           10,004,443       10,588,078
                                        ------------     ------------
         Total liabilities and partners'
          equity                        $ 10,470,372     $ 11,120,118
                                        ============     ============












                     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 (In Liquidation)

                                   (Unaudited)
                                            For the Three Months
                                               Ended March 31,
                                        -----------------------------
                                            2002             2001
                                        ------------     ------------
Revenue:
    Rental                              $          -     $  1,796,106
    Other income                               2,345                -
    Interest income                           50,760           18,222
                                        ------------     ------------

         Total revenue                        53,105        1,814,328
                                        ------------     ------------

Expenses:
    Operating (Note 3)                        23,596          512,105
    Maintenance                                    -          118,599
    Real estate taxes                              -          184,035
    Management fees (Note 3)                   5,670           75,404
    General and administrative                 3,040          122,824
    Depreciation and amortization                  -          406,725
    Interest                                       -          394,689
                                        ------------     ------------

          Total expenses                      32,306        1,814,381
                                        ------------     ------------

Income (loss) before minority interest        20,799              (53)

Minority interest                                125             (421)
                                        ------------     ------------

Net income (loss)                       $     20,924     $       (474)
                                        ============     ============

Allocation of net income (loss):

    Investor Limited Partners
      (30,000 Units outstanding):
         Net  income (loss)             $     20,715     $       (450)
                                        ============     ============

    Investor Limited Partners
      Per Unit:
          Net income (loss)             $        .69     $       (.02)
                                        ============     ============

    Original Limited Partner
      (100 Units outstanding):
         Net loss                       $          -     $        (19)
                                        ============     ============

    General Partners:
         Net income (loss)              $        209     $         (5)
                                        ============     ============

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




                                       3
<PAGE>

                              KRUPP REALTY LIMITED
             KRUPP REALTY LIMITED PARTNERSHIP - IV AND SUBSIDIARIES

             CONSOLIDATED STATEMENTS OF CASH FLOWS (In Liquidation)

                                   (Unaudited)

                                             For the Three Months
                                                Ended March 31,
                                        -----------------------------
                                            2001             2001
                                        ------------     ------------

Cash flows from operating activities:
    Net income (loss)                   $     20,924     $       (474)
    Adjustment to reconcile net income
     to net cash provided by operating
     activities:
        Depreciation and amortization              -          406,725
    Changes in assets and liabilities:
        Increase in prepaid expenses
         and other assets                   (107,262)         468,917
        Decrease in other liabilities        (40,996)        (428,135)
        Decrease in due to affiliates        (25,115)          20,749
                                        ------------     ------------
          Net cash (used in) provided by
           operating activities             (152,449)         467,782
                                        ------------     ------------

Cash flows from investing activities:
    Decrease in other liabilities for
      fixed asset additions                        -              377
    Fixed asset additions                          -         (110,597)
                                        ------------     ------------
          Net cash used in investing
           activities                              -         (110,220)
                                        ------------     ------------

Cash flows from financing activities:
    Principal payments on mortgage notes
     payable                                       -          (91,051)
    Distributions                           (604,559)        (389,784)
                                        ------------     ------------
          Net cash used in financing
           activities                       (604,559)        (480,835)
                                        ------------     ------------
Net decrease in cash and cash
 equivalents                                (757,008)        (123,273)

Cash and cash equivalents,
 beginning of period                      11,068,529          740,853
                                        ------------     ------------

Cash and cash equivalents,
 end of period                          $ 10,311,521     $    617,580
                                        ============     ============










                     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 (In Liquidation)

(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,
     2001 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 Pavillion Partners, Ltd. At
     March 31, 2001 and  December 31,  2000,  minority  interest of $203,873 and
     $203,998, respectively is included in other liabilities.

     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, 2002, its
     results of  operations  and cash flows for the three months ended March 31,
     2002 and 2001.

     During 2001, the Partnership sold its remaining real estate investments and
     interests to liquidate the Partnership's  remaining assets,  distribute its
     remaining cash and dissolve the Partnership in 2002.

     The results of operations for the three months ended March 31, 2002 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)  Changes in Partners' Deficit

     A summary of changes in Partners'  deficit for the three months ended March
     31, 2002 is as follows:

                        Investor     Original                  Total
                        Limited      Limited      General      Partners'
                        Partners     Partner      Partners     Deficit
                       -----------  -----------  -----------  -----------
Balance at
 December 31, 2001     $10,482,197  $         -  $   105,881  $10,588,078

Net income                  20,715            -          209       20,924

Distributions             (598,513)           -       (6,046)    (604,559)
                       -----------  -----------  -----------  -----------
Balance at
 March 31, 2002        $ 9,904,399  $         -      100,044  $10,044,443
                       ===========  ===========  ===========  ===========

                                    Continued

                                       5
<PAGE>

             KRUPP REALTY LIMITED PARTNERSHIP - IV AND SUBSIDIARIES

     NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (In Liquidation), Continued

(3)  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,
                                        -----------------------------
                                            2002             2001
                                        ------------     ------------

               Property management fees $      5,670     $     75,404

               Expenses reimbursement          8,130          165,361
                                        ------------     ------------

                 Charged to operations  $     13,800     $    240,765
                                        ============     ============

     Due from affiliates  consisted of expense  reimbursements of $34,328 and $0
     and is included in prepaid  expenses and other assets at March 31, 2002 and
     December 31, 2001, respectively.



























                                    Continued


                                       6
<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  contain   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

On August 1, 2001, the Partnership  sold Fenland Field to an unaffiliated  third
party. The Partnership received $14,443,077, net of closing costs of $56,923 and
repaid the mortgage note payable of $3,637,387 and accrued interest of $28,793.

On November 14, 2001, the Partnership  sold Walden Pond to a related party, KR 5
Acquisition,  LLC. The Partnership received $12,521,805, net of closing costs of
$278,195 and repaid the mortgage note payable of $5,819,727 and accrued interest
of $16,824.

On  November  20,  2001,  the  Partnership  sold  Pavillion   Apartments  to  an
unaffiliated third party. The Partnership received  $15,485,089,  net of closing
costs of $87,850 and repaid the mortgage note payable of $6,531,153  and accrued
interest of $35,109.

As of December 31, 2001, the Partnership  had no investment in any  multi-family
apartment communities.

Operations

The following  discussion  relates to the operations of the  Partnership and its
properties (Fenland Field,  Walden Pond and Pavillion  Apartments) for the three
months ended March 31, 2002 and 2001. The sale of Fenland Field, Walden Pond and
Pavillion  Apartments  as  of  December  31,  2001  significantly   impacts  the
comparability of these Partnerships operations between these periods.

Net loss decreased during the three months ended March 31, 2002 when compared to
the same period in 2001 due to sale of the  Partnership's  remaining real estate
assets in August and November of 2001.

Item 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

The  Partnership's  future  earnings,  cash flows and fair  values  relevant  to
financial  instruments are dependent upon prevalent market rates. Market risk is
the risk of loss from adverse changes in market prices and interest  rates.  The
Partnership  manages its market risk by matching  projected  cash  inflows  from
operating  activities,   investing  activities  and  financing  activities  with
projected   cash  outflows  to  fund  debt   payments,   acquisitions,   capital
expenditures, distributions and other cash requirements.

A detailed  analysis of quantitative  and qualitative  market risk exposures was
provided  in the  Partnership's  Annual  Report on Form 10-K for the year  ended
December 31, 2001. There have been no material changes in market risk subsequent
to that date.

All of the Partnership's mortgage debt was repaid as of December 31, 2001.






                                       7
<PAGE>

             KRUPP REALTY LIMITED PARTNERSHIP - IV AND SUBSIDIARIES

                           PART II - OTHER INFORMATION



         Item 1.  Legal Proceedings
                    None

         Item 2.  Changes in Securities
                    None

         Item 3.  Defaults upon Senior Securities
                    None

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

         Item 5.  Other Information
                    None

         Item 6.  Exhibits and Reports on Form 8-K

                   Exhibits:
                    None

































                                       8
<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/ David C. Quade
                                  ---------------------------------------------
                                  Treasurer (Principal Financial and Accounting
                                   Officer) of The Krupp Corporation, a General
                                   Partner




DATE: May 15, 2002

















                                       9