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, 2004, 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 Identi-
incorporation organization)                      fication No.)


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
    -----------------                         -----------------

<PAGE>

<TABLE>
<CAPTION>

                   TPI Land Development IV
                        Balance Sheet
                   As of December 31, 2004

                                             DEC 31, 04
                                            -------------
<S> <C> <C> <C>                             <C>
ASSETS
    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 COST    -30,135.74
            ORGANIZATIONAL COSTS - OTHER        30,135.74
                                            -------------
        TOTAL ORGANIZATIONAL COSTS                   0.00

    TOTAL OTHER ASSETS                               0.00
                                            -------------

TOTAL ASSETS                                         0.00
                                            =============

LIABILITIES & EQUITY
    EQUITY
        FINAL DISTRIBUTION 2004               -227,232.00
        GEN. PART.LP CONTRIBUTION                  500.00
        GENERAL PARTNER CONT.                   25,253.00
        LIMITED PARTNER CONTRIBUTION         2,524,800.00
        PREVIOUS RETAIN EARNINGS            -2,033,538.83
        NET INCOME                            -289,782.17
                                            -------------
    TOTAL EQUITY                                     0.00
                                            -------------

TOTAL LIABILITIES & EQUITY                           0.00
                                            =============
</TABLE>


<PAGE>
                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------

                               December 31, 2004


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.






<PAGE>
                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------

                               December 31, 2004


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.


NOTE 2:     PARTNERS' CAPITAL
            -----------------

            Partners'  capital contributions  received  and  subscribed  as  of
            December 31, 2004 are as follows:

              Limited partners contribution                       $ 2,525,300
              General partners contribution                            25,253
              Prior years retained earning(loss)                   (2,008,802)
               Current Year profit (loss)                           (24736.38)
                            Partners' Capital                        $517,014
                                                                  ===========
<PAGE>

                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------

                               December 31, 2004

NOTE 3:     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 September
            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.

            These notes were satisfied during 2002 by the  deeding  of property
            to Secured Income 93B.

NOTE 4:     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 5:     On May 10, 1996, the property at 32nd Street  and  Baseline Rd. was
            foreclosed upon by the noteholder, Mr. Hicks.

<PAGE>

                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------

                               December 31, 2004


NOTE 6:     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. These notes
            were satisfied during 2002 by the deeding of property  to TPI I and
            TPI II.

NOTE 7:     In  September  2004  the  final  remaining  property  owned by  the
            partnership  was sold for $340,000.   After the partnerships  debts
            and obligations  were paid the remaining monies were distributed to
            the limited partners.   On  December  31, 2004 the limited partners
            were distributed $9.00 per unit on an initial investment of $100.00
            per unit.

NOTE 8:     On  December  31,  2004  the  partnership  ceased   operations   in
            accordance with the Partnership Agreement.



<PAGE>

                  TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                  -------------------------------------------
                         NOTES TO FINANCIAL STATEMENTS
                         -----------------------------

                               December 31, 2004


                  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.

<PAGE>


                                   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:       December 31, 2004
      -----------------------