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                      SECURITIES AND EXCHANGE COMMISSION
                            WASHINGTON, D.C. 20549

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

                                   FORM 10-K

   For the Period Ended December 31, 2002, Commission file number:  33-18688
                                                                    --------

                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
            ------------------------------------------------------
            (Exact name of registrant as specified in its charter)

           ARIZONA                                     86-0602485
-------------------------------           ------------------------------------
(State or other jurisdiction of           (I.R.S. Employer Identification No.)
incorporation organization)

    3420 E. Shea Blvd., Suite 200, Phoenix, Arizona            85028
    -----------------------------------------------          ----------
        (Address of principal executive offices)             (Zip Code)

Registrant's Telephone Number, Including
Area Code:                                                 (602) 953-5298

       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
           ---                              ---

                            TPI Land Development IV
                                 Balance Sheet
                            As of December 31, 2002

                                                                  Dec 31, 02
                                                                 -----------
ASSETS
  Current Assets
    Checking/Savings
      Checking-Bank One#0887-6373                                    -838.29
      Savings - Special                                                 4.14
                                                                 -----------
    Total Checking/Savings                                           -834.15

    Other Current Assets
      Cont. Rec. Tessier Properties                                25,000.47
      Cont. Rec.-HJTessier                                            252.53
                                                                 -----------
    Total Other Current Assets                                     25,253.00
                                                                 -----------

  Total Current Assets                                             24,418.85

  Fixed Assets
    Casa Grande Land -City Ded.                                   136,148.00
    Land Acquisition-#2Casa Grande                                145,128.68
                                                                 -----------
  Total Fixed Assets                                              281,276.68

  Other Assets
    Loan Fees-Modification
      Accum. Amort.-Loan Modific.                                 -10,529.79
      Loan Fees-Modification - Other                               10,529.79
                                                                 -----------
    Total Loan Fees-Modification                                        0.00

    Loan Orig Fee-Cambria
      Accum.Amort.-Loan Fee C                                     -38,000.00
      Loan Orig Fee-Cambria - Other                                38,000.00
                                                                 -----------
    Total Loan Orig Fee-Cambria                                         0.00

    Organizational Costs
      Accum. Amort.-Organization                                  -30,135.74
      Organizational Costs - Other                                 30,135.74
                                                                 -----------
    Total Organizational Costs                                          0.00

    Syndication Costs-Commission                                  239,856.00
    Syndication Costs-Due Diligence                                22,312.13
    Syndication Costs-Legal                                        62,932.39
    Syndication Costs-Other                                        98,791.09
                                                                 -----------
  Total Other Assets                                              423,891.61
                                                                 -----------

TOTAL ASSETS                                                      729,587.14
                                                                 ===========

                            TPI Land Development IV
                                 Balance Sheet
                            As of December 31, 2002

                                                                  Dec 31, 02
                                                                 -----------

LIABILITIES & EQUITY
  Liabilities
    Current Liabilities
      Other Current Liabilities
        Accts. Payable-Pre Pet. 7/95                               58,598.71
        Accts.Pay-Post Pet. 7/95                                    8,945.90
        Advance from HJT                                            1,200.00
        Advance from TPI                                           16,062.86
        Prop.Tax Pay-Post Petition                                 18,042.98
        Sales Tax Payable                                             -13.86
                                                                 -----------
      Total Other Current Liabilities                             102,836.59
                                                                 -----------

    Total Current Liabilities                                     102,836.59

    Long Term Liabilities
      Fatco Casa Grande - Not. Pay                                 85,000.00
                                                                 -----------
    Total Long Term Liabilities                                    85,000.00
                                                                 -----------

  Total Liabilities                                               187,836.59

  Equity
    Gen. Part.LP Contribution                                         500.00
    General Partner Cont.                                          25,253.00
    Limited Partner Contribution                                2,524,800.00
    Previous Retain Earnings                                   -2,178,089.70
    Net Income                                                    169,287.25
                                                                 -----------
  Total Equity                                                    541,750.55
                                                                 -----------

TOTAL LIABILITIES & EQUITY                                        729,587.14
                                                                 ===========

                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------
                               December 31, 2002
                               -----------------

NOTE 1:      SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
             ------------------------------------------

                                 Nature of Partnership
                                 ---------------------

             TPI Land Development IV Limited Partnership is a limited
             partnership formed under the laws of the State of Arizona of which
             Herve J. R. Tessier and TPI Asset Management, Inc., an Arizona
             corporation, are the general partners.

             The Partnership was formed to acquire parcels of unimproved or
             partially improved real property for development and may acquire
             operating commercial and other business real property in Arizona
             as investments to hold for future appreciation.

             On January 28, 1990 the Partnership offering was closed.  The
             total raised during the offering period was $2,525,300 or 25,253
             units.

             Duration of Partnership

             It is the intention of the Partnership to acquire property for
             investment and appreciation purposes.  The Partnership may,
             however, sell a portion or all of the properties in the future
             with a view towards liquidation of the Partnership.  Such sales
             could occur approximately two to five years after property
             acquisition.  However, if not terminated prior to December 31,
             2004, the Partnership shall cease to exist at that date.

             Amortization of Organization Costs

             Organization costs represent costs incurred during the formation
             period of the Partnership and are being amortized over 60 months.

             Amortization of Loan Fees
             -------------------------

             Loan fees represent costs incurred in obtaining a note payable.
             These costs are being amortized over 24 months.

                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------
                               December 31, 2002
                               -----------------

NOTE 1:      SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)
             ------------------------------------------------------

             Syndication Costs
             -----------------

             Syndication costs represent commissions incurred on the sale of
             limited partnership interests and the costs of preparing the
             limited partnership prospectus.  These costs have been charged
             against partners' contributions.

             Income Taxes
             ------------

             No provision for income taxes is made for the Partnership as the
             reporting and payment of income tax is the responsibility of the
             individual partners.

             Partners' Preferred Return on Capital Contributions
             ---------------------------------------------------

             As an incentive to early investment and the purchase of larger
             numbers of units, limited partners will receive a preferred return
             on their investment.  The preferred return is determined by
             applying a preference percentage (based upon the date the
             contribution is received and the number of units purchased) to the
             limited partner's adjusted capital account balance from the first
             day of the month following the receipt of the limited partner's
             investment to the date of recoupment of that Investment.

             Allocation of Net Profits, Losses, and Distributions to Partners
             ----------------------------------------------------------------

             Net profits, losses, and distributions are allocated ninety-nine
             percent (99%) to the limited partners in accordance with their
             respective capital percentages and one percent (1%) to the general
             partners until the limited partners have collectively received
             their preferred return on their adjusted capital contribution,
             then one hundred percent (100%) to the general partners until they
             have received twenty-five percent (25%) of the distributions to
             partners after recoupment and program return, and then seventy-
             five percent (75%) of the remainder to the limited partners and
             twenty-five percent (25%) to the general partners.

                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------
                               December 31, 2002
                               -----------------

NOTE 2:      CONTRIBUTIONS RECEIVABLE - PARTNERS
             -----------------------------------

             Amounts receivable from partners for capital contributions are as
             follows:

             General partners' contributions
               Herve J.R. Tessier
                 (managing general partner)                       $   253
               TPI Asset Management, Inc.
                 (managing general partner)                        25,000
                                                                  -------
                                                                  $25,253
                                                                  =======

             As of December 31, 2002, the general partners had not made their
             capital contributions.  The contributions will be paid prior to
             the partnership dissolution.  Interest is not charged on the
             contributions due.

NOTE 3:      LAND
             ----

             Costs incurred by the Partnership for acquisition of land as of
             December 31, 2002 are as follows:

             Florence Blvd. & Los Hermanos                   145,128.68
                                                            -----------
                                                            $145.128.68
                                                            ===========

NOTE 4:      PARTNERS' CAPITAL
             -----------------

             Partners' capital contributions received and subscribed as of
             December 31, 2002 are as follows:

               Limited partners contribution                 $2,525,300
               General partners contribution                     25,253
               Prior years retained earning(loss)            (2,178,090)
                Current Year profit (loss)                      169,287
                                                             ----------
                              Partners' Capital                $541,750
                                                             ==========

                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------
                               December 31, 2002
                               -----------------

NOTE 5:      NOTE PAYABLE
             ------------

             This partnership is obligated under a promissory note for
             $580,200, dated December 14, 1993 to Secured Income 93B Limited
             Partnership.  Interest of 14% shall accrue to the principal
             monthly, if unpaid.  Unless sooner paid, the entire unpaid
             interest and principal shall be due and payable on December 4,
             1996.  These monies were used to implement the modification
             agreements discussed below.

             This partnership is obligated under a promissory note for $30,000
             dated March 18, 1991, secured by a deed of trust on partnership
             land, payable in quarterly installments of interest at 15% per
             annum.  Unpaid interest to accrue to principal.  Unless sooner
             paid, the entire unpaid interest and principal shall be due and
             payable on March 18, 1994.  The principal balance as of June 30,
             1994 is $30,000.

             Upon filing of settlement agreement and note modifications dated
             March 17, 1993, the above notes were modified as follows:

             Principal balance of $450,000 plus accrued interest of $211,725 as
             of October 31, 1993 shall accrue interest of 17.5% effective
             November 1, 1993.  Monthly payments of interest only shall be due
             and payable through November 1, 1994.  Thereafter, principal and
             interest of $16,624 shall be due monthly with the remaining
             principal and interest all due and payable October 31, 1999.  This
             modification shall go into effect if the partnership pays to the
             note holder $25,000 on or before November 1, 1993.  This principal
             balance has been reduced to $237,000 by the Promissory Note of
             December 14, 1993.

             Principal balance of $383, 212 shall be paid quarterly in
             installments of $24,582 (principal and interest) beginning March
             30, 1995 with interest accruing from October 1, 1992 at 10% per
             annum.  Remaining principal and interest shall be all due and
             payable March 30, 1998.  Past due interest to October 1, 1992 of
             $86,223 shall be reduced in 1994 by impounded payment of
             $19160.58, the balance all due and payable March 30, 1998.  This
             note was satisfied during 2002 by the deeding of property to 93B.

                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------
                               December 31, 2002
                               -----------------

             A new note was executed to First American Title Insurance Company
             and Chicago Title Company for $44,160.58 on March 17, 1993. A non-
             interest note in monthly installments of $1,840.03 commencing
             March 30, 1996.  Remaining balance shall all be due and payable on
             February 28, 1998.  If this note is defaulted, an interest rate of
             12% per annum shall accrue from date of default.

NOTE 6:      TPI Asset Management, as general partner, has advanced operating
             funds of $19,008 to the partnership.  Partial payment of this note
             was made during 2000.

NOTE 7:      On June 26, 1995, the partnership filed a petition for
             reorganization under Chapter 11 of the Bankruptcy Code.  In May,
             1997, the partnership emerged from Chapter 11 Bankruptcy.

NOTE 8:      TPI Holdings, Inc., as the holding company of the corporate
             general partner, has advanced operating funds of $8,000 to the
             partnership. This note was repaid during 2000.

NOTE 9:      On May 10, 1996, the property at 32nd Street and Baseline Rd. was
             foreclosed upon by the noteholder, Mr. Hicks.

NOTE 10:     On May 1, 1997, the Partnership borrowed $250,000 from TPI Land
             Investors I L.P. and $310,000 from TPI Land Investors II on a
             first trust deed basis secured by the  Partnership's remaining
             real estate parcel in Casa Grande, Arizona.  The proceeds from the
             note were used to  replace the Ogsbury note, and thus refinance
             the Partnership and allow it to emerge from Chapter 11 Bankruptcy.
             During February, 1998, a further $20,000 was loaned to the
             Partnership by TPI Land Investors II under the terms of this note.
             During 2000, an additional $370,000 was loaned to the Partnership
             by TPI Land Investors II under the terms of this note. This note
             was paid during 2002 by the deeding of property to TPI I and TPI
             II.

                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
               Management's Discussion and Analysis of Financial
               -------------------------------------------------
                     Conditions and Results of Operations
                     ------------------------------------

On January 28, 1990 the Partnership offering was closed.  The total raised
during the offering was $2,525,300 or 25,253 units.  The main source of income
for the operating stage of the partnership is interest income from money market
instruments and income from sale of the now subdivided lots.  On April 20, 1990
the partnership obtained a loan in the amount of $450,000 for the purpose of
eliminating an existing note and increasing the partnership's operating
reserves.  The amount borrowed was determined by the payoff of the existing
note and estimated operating expenses and other note obligations for two years.

In the fall of 1990, the General Partner was involved in negotiations with the
original note holder of Acquisition No. 1 - Baseline and 32nd Street to
restructure the carryback on that parcel.  An agreement had been reached in
principal; however, negotiations were halted when legal problems arose with the
Modification Agreement and with the title to the commercial portion of the
parcel which was to have been released to the Partnership at the time of
purchase.

To restructure its debt and reorganize the partnership, the General Partner
filed a petition for reorganization under Chapter XI of the Bankruptcy Code.

                                  SIGNATURES

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.

TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP

By:  /s/ Herve J. R. Tessier
    ---------------------------------
     Herve J. R. Tessier

Date:  3/20/2003
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