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


                          U. S. SECURITIES AND EXCHANGE
                        COMMISSION Washington, D.C. 20549


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



                                   FORM 10-QSB


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



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

                For the quarterly period ended September 30, 2005


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



                         Commission file number 0-13523

                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP
             Organized pursuant to the Laws of the State of Maryland


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



        Internal Revenue Service - Employer Identification No. 52-1328767

                 11200 Rockville Pike, Rockville, Maryland 20852

                                 (301) 468-9200


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



Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act during the past 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>

                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                              INDEX TO FORM 10-QSB

                    FOR THE QUARTER ENDED SEPTEMBER 30, 2005

                                                                          Page

Part I - FINANCIAL INFORMATION

Item 1.  Financial Statements

         Consolidated Balance Sheets
           - September 30, 2005 and December 31, 2004.....................  1

         Consolidated Statements of Operations and Accumulated Losses
           - for the three and nine months ended September 30, 2005
           and 2004.......................................................  2

         Consolidated Statements of Cash Flows
           - for the nine months ended September 30, 2005 and 2004........  3

         Notes to Consolidated Financial Statements
           - September 30, 2005 and 2004..................................  4

Item 2.  Management's Discussion and Analysis of Financial Condition
           and Results of Operations...................................... 16

Item 3.    Controls and Procedures........................................ 21


PART II - OTHER INFORMATION

Item 3.    Defaults Upon Senior Securities................................ 22

Item 5.    Other Information.............................................. 22

Item 6.    Exhibits....................................................... 23

Signature................................................................. 24



<PAGE>
Part I. FINANCIAL INFORMATION
Item 1. Financial Statements


                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                           CONSOLIDATED BALANCE SHEETS


                                     ASSETS

<TABLE>
<CAPTION>
                                                                                      September 30,     December 31,
                                                                                          2005             2004
                                                                                      -------------    -------------
                                                                                        (Unaudited)
<S>                                                                                   <C>              <C>
Investments in partnerships .......................................................   $   3,898,203    $   4,013,428
Investment in partnerships held for sale or transfer ..............................       6,125,096        4,785,900
Investment in partnerships held in escrow .........................................         767,675          721,614
Cash and cash equivalents .........................................................       9,834,522        9,135,499
Acquisition fees, principally paid to related parties,
  net of accumulated amortization of $140,063 and $138,179, respectively ..........         127,101          135,123
Property purchase costs,
  net of accumulated amortization of $141,220 and $158,171, respectively ..........         120,905          147,141
Other assets ......................................................................             900              341
                                                                                      -------------    -------------

      Total assets ................................................................   $  20,874,402    $  18,939,046
                                                                                      =============    =============



                        LIABILITIES AND PARTNERS' DEFICIT


Due on investments in partnerships ................................................   $  16,166,081    $  17,520,081
Accrued interest payable ..........................................................      82,936,305       80,106,150
Accounts payable and accrued expenses .............................................         150,987          159,653
                                                                                      -------------    -------------

      Total liabilities ...........................................................      99,253,373       97,785,884
                                                                                      -------------    -------------

Commitments and contingencies

Partners' deficit:

  Capital paid in:
    General Partners ..............................................................           2,000            2,000
    Limited Partners ..............................................................      73,501,500       73,501,500
                                                                                      -------------    -------------

                                                                                         73,503,500       73,503,500

  Less:
    Accumulated distributions to partners .........................................     (15,027,227)     (15,027,227)
    Offering costs ................................................................      (7,562,894)      (7,562,894)
    Accumulated losses ............................................................    (129,292,350)    (129,760,217)
                                                                                      -------------    -------------

      Total partners' deficit .....................................................     (78,378,971)     (78,846,838)
                                                                                      -------------    -------------

      Total liabilities and partners' deficit .....................................   $  20,874,402    $  18,939,046
                                                                                      =============    =============

</TABLE>

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

                                       -1-

<PAGE>
Part I. FINANCIAL INFORMATION
Item 1. Financial Statements


                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                      CONSOLIDATED STATEMENTS OF OPERATIONS

                             AND ACCUMULATED LOSSES

                                   (Unaudited)

<TABLE>
<CAPTION>

                                               For the three months ended        For the nine months ended
                                                      September 30,                    September 30,
                                             ------------------------------    ------------------------------
                                                  2005             2004             2005             2004
                                             -------------    -------------    -------------    -------------
<S>                                          <C>              <C>              <C>              <C>
Share of income from partnerships ........   $     124,340    $     443,503    $   1,483,478    $     181,382
                                             -------------    -------------    -------------    -------------

Other revenue and  expenses:

  Revenue:
    Interest .............................          74,459           23,512          176,390           46,605
    Gain from extinguishment of debt .....            --               --          4,736,646        3,779,954
                                             -------------    -------------    -------------    -------------

                                                    74,459           23,512        4,913,036        3,826,559
                                             -------------    -------------    -------------    -------------

  Expenses:
    Interest .............................       2,069,257        1,927,773        6,253,224        5,813,297
    Management fee .......................          93,750           93,750          281,250          281,250
    General and administrative ...........          67,455           67,130          204,167          206,947
    Professional fees ....................          38,750           29,676          116,250           99,676
    Amortization of deferred costs .......           3,308            4,854           10,541           25,554
                                             -------------    -------------    -------------    -------------

                                                 2,272,520        2,123,183        6,865,432        6,426,724
                                             -------------    -------------    -------------    -------------

      Total other revenue and expenses ...      (2,198,061)      (2,099,671)      (1,952,396)      (2,600,165)
                                             -------------    -------------    -------------    -------------

Loss before gain on disposition
  of investment in partnerships ..........      (2,073,721)      (1,656,168)        (468,918)      (2,418,783)

Gain on disposition of investment
  in partnerships, net of disposition fees         936,785            8,212          936,785        4,602,021
                                             -------------    -------------    -------------    -------------

Net (loss) income ........................      (1,136,936)      (1,647,956)         467,867        2,183,238

Accumulated losses, beginning of period ..    (128,155,414)    (131,370,966)    (129,760,217)    (135,202,160)
                                             -------------    -------------    -------------    -------------

Accumulated losses, end of period ........   $(129,292,350)   $(133,018,922)   $(129,292,350)   $(133,018,922)
                                             =============    =============    =============    =============


Net (loss) income allocated
  to General Partners (1.51%) ............   $     (17,168)   $     (24,884)   $       7,065    $      32,967
                                             =============    =============    =============    =============

Net (loss) income allocated
  to Initial and Special
  Limited Partners (1.49%) ...............   $     (16,940)   $     (24,555)   $       6,971    $      32,530
                                             =============    =============    =============    =============

Net (loss) income allocated
  to Additional Limited Partners (97%) ...   $  (1,102,828)   $  (1,598,517)   $     453,831    $   2,117,741
                                             =============    =============    =============    =============

Net (loss) income per unit of
  Additional Limited Partner Interest,
    based on 73,337 units outstanding ....   $      (15.04)   $      (21.80)   $        6.19    $       28.88
                                             =============    =============    =============    =============
</TABLE>

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

                                       -2-

<PAGE>
Part I. FINANCIAL INFORMATION
Item 1. Financial Statements


                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                      CONSOLIDATED STATEMENTS OF CASH FLOWS

                                   (Unaudited)

<TABLE>
<CAPTION>
                                                                                   For the nine months ended
                                                                                         September 30,
                                                                                  ----------------------------
                                                                                      2005            2004
                                                                                  ------------    ------------
<S>                                                                               <C>             <C>
Cash flows from operating activities:
  Net income ..................................................................   $    467,867    $  2,183,238

  Adjustments to reconcile net income to net cash used in operating activities:
    Share of income from partnerships .........................................     (1,483,478)       (181,382)
    Gain from extinguishment of debt ..........................................     (4,736,646)     (3,779,954)
    Gain on disposition of investment in partnership, net of disposition fee ..       (936,785)     (4,602,021)
    Amortization of deferred costs ............................................         10,541          25,554

    Changes in assets and liabilities:
      (Increase) decrease in other assets .....................................           (559)          4,041
      Increase in accrued interest payable ....................................      6,253,224       5,813,297
      Decrease in accounts payable and accrued expenses .......................         (8,666)        (21,558)
                                                                                  ------------    ------------

        Net cash used in operating activities .................................       (434,502)       (558,785)
                                                                                  ------------    ------------

Cash flows from investing activities:
  Receipt of distributions from partnerships ..................................        173,022         171,880
  Proceeds from disposition of investment in partnerships .....................      1,012,503      10,939,986
  Disposition fee paid to related party .......................................        (52,000)       (500,000)
                                                                                  ------------    ------------

        Net cash provided by investing activities .............................      1,133,525      10,611,866
                                                                                  ------------    ------------

Cash flows from financing activities:
  Distribution to Limited Partners ............................................           --        (5,280,264)
                                                                                  ------------    ------------

Net increase in cash and cash equivalents .....................................        699,023       4,772,817

Cash and cash equivalents, beginning of period ................................      9,135,499       4,365,068
                                                                                  ------------    ------------

Cash and cash equivalents, end of period ......................................   $  9,834,522    $  9,137,885
                                                                                  ============    ============
</TABLE>

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

                                       -3-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


1.   BASIS OF PRESENTATION

     In the opinion of C.R.I.,  Inc. (CRI), the Managing  General  Partner,  the
accompanying   unaudited   consolidated   financial   statements   reflect   all
adjustments,  consisting  of normal  recurring  accruals,  necessary  for a fair
presentation of the financial  position of Capital Realty  Investors-IV  Limited
Partnership  (the  Partnership) as of September 30, 2005, and the results of its
operations  for the three and nine month  periods  ended  September 30, 2005 and
2004, and its cash flows for the nine month periods ended September 30, 2005 and
2004.  The results of operations  for the interim  periods  ended  September 30,
2005, are not necessarily  indicative of the results to be expected for the full
year.

     The  accompanying  unaudited  consolidated  financial  statements have been
prepared in conformity  with  accounting  principles  generally  accepted in the
United  States of America (US GAAP) and with the  instructions  to Form  10-QSB.
Certain  information and accounting policies and footnote  disclosures  normally
included in financial  statements  prepared in conformity with US GAAP have been
condensed or omitted pursuant to such instructions. These condensed consolidated
financial  statements  should  be  read in  conjunction  with  the  consolidated
financial  statements  and notes thereto  included in the  Partnership's  annual
report on Form 10-KSB at December 31, 2004.

     In December  2003,  the Financial  Accounting  Standards  Board issued FASB
Interpretation  No. 46  (revised  December  2003) (FIN 46-R),  Consolidation  of
Variable  Interest  Entities.  FIN 46-R clarifies the  application of Accounting
Research Bulletin 51, Consolidated  Financial  Statements,  for certain entities
that do not  have  sufficient  equity  at risk for the  entity  to  finance  its
activities without additional  subordinated financial support from other parties
or in which equity  investors do not have the  characteristics  of a controlling
financial interest  ("variable interest  entities").  Variable interest entities
within  the  scope of FIN 46-R  will be  required  to be  consolidated  by their
primary  beneficiary.  The primary  beneficiary of a variable interest entity is
determined  to be the party that  absorbs a majority  of the  entity's  expected
losses,  receives  a  majority  of its  expected  returns,  or both.  The  Local
Partnerships  in which the  Partnership  invested were formed by  individuals or
entities  unrelated  to the  Partnership  or  its  affiliates.  The  Partnership
purchased  limited partner  interests in existing,  operating  partnerships with
unaffiliated  managing  general  partners.  An affiliate of the Managing General
Partner also purchased a general  partner  interest in the majority of the Local
Partnerships.  Neither the Partnership nor the affiliate of the Managing General
Partner  received  development  fees at or near  the  time  of  investment.  The
Managing  General  Partner has  evaluated  the Local  Partnerships  in which the
Partnership  is invested and has  determined  that the equity holders as a group
held  sufficient  equity at risk in the  operating  Local  Partnerships  and the
equity investors have the  characteristics of controlling  financial interest in
accordance  with the  provisions of FIN 46-R. The Managing  General  Partner has
therefore determined that the investments in Local Partnerships are not variable
interest  entities  subject  to  consolidation  by  the  Partnership  under  the
provisions of FIN 46-R.

                                       -4-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


2.   INVESTMENTS IN PARTNERSHIPS

a.   Due on investments in partnerships and accrued interest payable
     ---------------------------------------------------------------

                              Purchase money notes
                              --------------------

     The  Partnership's  obligations  with respect to its  investments  in Local
Partnerships,  in the  form  of  nonrecourse  purchase  money  notes  having  an
aggregate  principal  balance of $16,166,081 plus aggregate  accrued interest of
$82,936,305  as of September 30, 2005, are payable in full upon the earliest of:
(i) sale or refinancing of the respective Local  Partnership's  rental property;
(ii) payment in full of the respective  Local  Partnership's  permanent loan; or
(iii) maturity.

     The  collateral  that  secured  the  purchase  money  notes  related to the
following properties was transferred to the noteholders during 2004, and through
November 10, 2005.

     Property                         Principal        Date         Disposition
     --------                         ---------    -------------    -----------

     Glenridge Gardens                 $640,000    February 2004    Transferred
     Valley View                        920,000    March 2005       Transferred
     Crescent Gardens - First Note      434,000    June 2005        Transferred


     The purchase money notes related to the following  properties  have matured
and have not been paid or extended as of November 10, 2005.

<TABLE>
<CAPTION>
                                                         Accrued Interest
                                                              as of
     Property                          Principal        September 30, 2005      Maturity
     --------                         -----------       ------------------      --------
     <S>                              <C>               <C>                     <C>
     Crescent Gardens - Second Note   $  434,000          $ 1,543,716           07/31/99
     Westport Village                    840,000            2,323,045           09/01/99
     Pilgrim Tower East                1,450,000 (1)        3,980,327           11/30/03
     Pilgrim Tower North               2,065,000           26,850,246           11/30/03
     Harborview                        3,000,000            7,638,432           08/01/04
     Cedar Point                       1,320,000            3,318,845           08/30/04
     Thornwood House                   1,775,000            4,286,934           08/30/04
     Jewish Federation                 1,350,000           11,396,972           10/31/04

     (1) Remaining principal, after partial payment.

</TABLE>


     The  purchase  money  note  related  to  Asbury  Tower  Associates  Limited
Partnership  (Asbury Tower) was due to mature on August 31, 2004.  However,  the
noteholder  has agreed to extend  the  maturity  date on a month to month  basis
until  such  time as the  noteholder  provides  a 30 day  advance  notice to the
Partnership.  As of November 10, 2005, no such notice has been  received.  As of
September  30, 2005,  principal and accrued  interest due on the purchase  money
note were $3,432,081 and $19,234,461, respectively.

     The remaining  purchase  money note related to  Northridge  Park matures in
2025. As of September 30, 2005,  principal  and accrued  interest  balances were
$500,000 and $2,363,327, respectively.

     The purchase money notes,  which are  nonrecourse to the  Partnership,  are
generally  secured  by  the  Partnership's  interest  in  the  respective  Local
Partnerships.  There is no assurance  that the underlying  properties  will have


                                       -5-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


2.   INVESTMENTS IN PARTNERSHIPS - Continued

sufficient appreciation and equity to enable the Partnership to pay the purchase
money notes'  principal and accrued  interest when due. If a purchase money note
is not paid in accordance with its terms,  the  Partnership  will either have to
renegotiate  the terms of repayment or risk losing its  partnership  interest in
the  respective  Local  Partnership.  In the event  that a  purchase  money note
remains unpaid upon maturity,  the noteholder may have the right to foreclose on
the Partnership's interest in the related Local Partnership.

     The  Partnership's  inability  to pay  certain of the  purchase  money note
principal and accrued interest balances when due, and the resulting  uncertainty
regarding the Partnership's  continued  ownership  interest in the related Local
Partnerships,  does not adversely impact the Partnership's  financial  condition
because the  purchase  money  notes are  nonrecourse  and secured  solely by the
Partnership's interest in the related Local Partnerships.  Therefore, should the
investment in any of the Local  Partnerships  with matured or maturing  purchase
money notes not produce  sufficient  value to satisfy the related purchase money
notes, the  Partnership's  exposure to loss is limited because the amount of the
nonrecourse indebtedness of each of the matured or maturing purchase money notes
exceeds the  carrying  amount of the  investment  in each of the  related  Local
Partnerships.  Thus, even a complete loss of the Partnership's interest in these
Local  Partnerships  would not have a material  adverse  impact on the financial
condition of the Partnership.

     The Managing General Partner continues to investigate possible alternatives
to reduce the Partnership's debt obligations.  These alternatives include, among
others, retaining the cash available for distribution to meet the purchase money
note  requirements,  paying off certain  purchase  money  notes at a  discounted
price, extending the due dates of certain purchase money notes,  refinancing the
respective  properties'  underlying  debt, or selling the underlying real estate
and using the  Partnership's  share of the  proceeds to pay or buy down  certain
purchase money note  obligations.  Although the Managing General Partner has had
some success applying these strategies in the past, the Managing General Partner
cannot assure that these  strategies  will be  successful in the future.  If the
Managing  General  Partner is unable to negotiate  an  extension  or  discounted
payoff,  in the event that the purchase money notes remain unpaid upon maturity,
the noteholders may have the right to foreclose on the Partnership's interest in
the related Local Partnerships.  In the event of a foreclosure or other transfer
of the Partnership's  interest, the excess of the nonrecourse  indebtedness over
the  carrying  amount  of the  Partnership's  investment  in the  related  Local
Partnership  will result in a taxable gain. This gain will be taxable to Limited
Partners at a federal tax rate of up to 25.0%,  as it will reflect  recapture of
depreciation  deductions claimed in prior years.  Additionally,  the Partnership
would lose its investment in the Local Partnership and,  likewise,  its share of
any future cash  distributed by the Local  Partnership  from rental  operations,
mortgage  debt  refinancings,  or the sale of the real  estate.  Of the17  Local
Partnerships  in which the Partnership is invested as of September 30, 2005, the
nine Local Partnerships with associated purchase money notes which have matured,
or which  mature  through  September  30,  2006,  and  which  remain  unpaid  or
unextended as of November 10, 2005, represented the following percentages of the
Partnership's total distributions  received from Local Partnerships and share of
income from Local Partnerships for the immediately preceding two calendar years.

                            Percentage of Total      Partnership's Share of
                           Distributions Received          Loss from
     For the Year Ending   from Local Partnerships     Local Partnerships
     -------------------   -----------------------   ----------------------

     December 31, 2004              0.0%                  $(297,024)
     December 31, 2003             10.1%                  $(442,314)


                                       -6-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


2.   INVESTMENTS IN PARTNERSHIPS - Continued

     The  Managing  General  Partner  continues  to  address  the  maturity  and
impending  maturity of the Partnership's  debt obligations and to seek solutions
that will provide the most favorable outcome to the Limited  Partners.  However,
there can be no assurance that these strategies will be successful.

     Interest  expense on the  Partnership's  purchase money notes for the three
and nine month periods ended  September 30, 2005, was $2,069,257 and $6,253,224,
respectively, and $1,927,773 and $5,813,297 for the three and nine month periods
ended  September 30, 2004,  respectively.  The accrued  interest  payable on the
purchase money notes of $82,936,305 and $80,106,150 as of September 30, 2005 and
December  31,  2004,  respectively,  is due upon the  earliest  of:  (i) sale or
refinancing of the respective Local Partnership's rental property;  (ii) payment
in full of the respective Local Partnership's permanent loan; or (iii) maturity.

                                   Cedar Point
                                   -----------

     The  Partnership  defaulted on its purchase money note related to Southwest
Development  Company (Cedar Point) on August 30, 2004, when the note matured and
was not paid.  The default  amount  included  principal and accrued  interest of
$1,320,000 and $3,122,592,  respectively. As of November 10, 2005, principal and
accrued  interest of  $1,320,000  and  $3,338,806,  respectively,  were due. The
Partnership has agreed in principle to assign its interest in Cedar Point to the
noteholder  in  satisfaction  of the  nonrecourse  note.  However,  there  is no
assurance  that a transfer  of the  Partnership's  interest  in Cedar Point will
occur.

     Due to the impending transfer of the Partnership's  interest in Cedar Point
to the noteholder, the Partnership's basis in the Local Partnership,  along with
the net  unamortized  amount of acquisition  fees and property  purchase  costs,
which totaled  $1,814,231  and $1,741,465 at September 30, 2005 and December 31,
2004, respectively, has been reclassified to investment in partnerships held for
sale or transfer in the accompanying consolidated balance sheets.

                                Crescent Gardens
                                ----------------

     The  Partnership  defaulted  on its two  purchase  money  notes  related to
Crescent Gardens Associates Limited  Partnership  (Crescent Gardens) on July 31,
1999,  when the notes  matured and were not paid.  The default  amount  included
aggregate   principal   and  accrued   interest  of  $868,000  and   $2,033,388,
respectively. The Partnership successfully negotiated an agreement to extend the
maturity date of one of the purchase  money notes (First  Crescent  Note) in the
original principal amount of $434,000,  effective October 15, 1999.  Pursuant to
the extension  agreement,  the Partnership made payments to the noteholder to be
applied against accrued but unpaid interest. The agreement extended the maturity
date to July 31, 2004, subject to semi-annual interest payments, and reduced the
interest  rate of the First  Crescent  Note.  The  Partnership  did not make the
semi-annual  interest payment due in January 2004. In June 2005, one-half of the
Partnership's  limited partner interest in the Local Partnership was transferred
to its current noteholder in satisfaction of that note. The transfer of one-half
of the  Partnership's  interest  in  Crescent  Gardens  resulted  in  gain  from
extinguishment of debt for financial  statement purposes of $1, 348,879 in 2005,
and in  total  gain  of  $1,849,799  for  federal  tax  purposes  in  2005.  The
Partnership  has been  contacted  by only one of the  holders  of the other note
(Second  Crescent Note) and thus cannot predict the course of action with regard
to the Second  Crescent  Note.  As of November 10, 2005,  principal  and accrued
interest  of  $434,000  and  $1,553,136,  respectively,  were due on the  Second
Crescent Note.  Crescent  Gardens  completed  mortgage  restructuring  under the
Mark-to-Market  program  during  2003,  and the  associated  loan  restructuring
requirement will likely inhibit the local managing general  partner's ability to
sell this property.  It is  anticipated  that the property will now operate at a
break-even level, and that future cash distributions are highly unlikely.

                                       -7-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


2.   INVESTMENTS IN PARTNERSHIPS - Continued

     One-half  of the  Partnership's  basis  in  Crescent  Gardens,  along  with
one-half of the net unamortized amount of acquisition fees and property purchase
costs,  which  totaled  $8,625  at  December  31,  2004,  were  reclassified  to
investment  in  partnerships  held  for  sale or  transfer  in the  accompanying
consolidated balance sheets at that date.

                                 DeAngelis Manor
                                 ---------------

     On March 19,  2002,  DeAngelis  Manor was sold.  Proceeds  received  by the
Partnership  from the sale of the property  were used to pay off, at a discount,
the remaining  purchase money note related to DeAngelis Manor,  although,  as of
November 10,  2005,  the note has not been  canceled  pending  final  receipt of
accumulated cash from the property's  previous operations and payment thereof to
the purchase money noteholder.  The final  cancellation of the note will have no
financial impact to the Partnership.

                                Glenridge Gardens
                                -----------------

     The  Partnership  defaulted on its purchase money note related to Glenridge
Development Company (Glenridge Gardens) on August 1, 1999, when the note matured
and was not paid. The default amount included  principal and accrued interest of
$740,000 and  $1,928,809,  respectively.  As of February 4, 2004,  principal and
accrued interest of $640,000 and $3,176,201, respectively, were due. On February
4, 2004, the Partnership's  interest in Glenridge Gardens was transferred to the
purchase  money  noteholder.  The  transfer  of the  Partnership's  interest  in
Glenridge  Gardens  resulted in gain from  extinguishment  of debt for financial
statement  purposes  of  $3,779,954  in 2004,  and in total gain for federal tax
purposes of $5,208,679 in 2004.

                              Harborview Apartments
                              ---------------------

     The Partnership defaulted on its purchase money notes related to Harborview
Apartments Associates Limited Partnership  (Harborview  Apartments) on August 1,
1999,  when the notes  matured and were not paid.  The default  amount  included
aggregate   principal  and  accrued   interest  of  $3,000,000  and  $5,342,321,
respectively.  On October 31, 2000, the Partnership  and  noteholders  agreed to
extend the maturity date of the purchase  money notes to August 1, 2004, and the
Partnership  placed an assignment of its interest in Harborview  Apartments into
escrow. As of November 10, 2005, the notes were again in default,  and principal
and accrued interest of $3,000,000 and $7,683,722,  respectively,  were due. The
noteholders are attempting to finalize regulatory  authority for the transfer of
interests in satisfaction of the  outstanding  principal and interest  balances.
There  is no  assurance  that  a  transfer  of  the  Partnership's  interest  in
Harborview to the noteholders will occur.

     Due to the impending  transfer of the Partnership's  interest in Harborview
Apartments to the noteholder,  the Partnership's basis in the Local Partnership,
along with the net unamortized  amount of acquisition fees and property purchase
costs,  which  totaled  $767,675 and $712,989 at September 30, 2005 and December
31, 2004, respectively, has been reclassified to investment in partnerships held
in escrow in the accompanying consolidated balance sheets.

                                       -8-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


2.   INVESTMENTS IN PARTNERSHIPS - Continued

                                Highland Village
                                ----------------

     The  Partnership  defaulted on its purchase money notes related to Highland
Village  Associates  (Highland  Village)  on October  31,  1999,  when the notes
matured and were not paid.  The default  amount  included  principal and accrued
interest of $1,100,000  and  $4,123,565,  respectively.  In February  2001,  the
Partnership  and the  noteholder  agreed  to  extend  the  maturity  date of the
purchase money notes to October 31, 2004, provided that the maturity date of the
notes could be accelerated to any earlier date designated by the noteholder upon
not less than nine months' notice to the  Partnership  from the noteholder  (the
"Restructuring Agreement").

     On April 26, 2002, the property  related to Highland  Village was sold to a
limited  partnership  whose general  partner is also the local managing  general
partner of Highland  Village.  In accordance with the terms of the Restructuring
Agreement,  the Partnership's share of the proceeds was distributed  directly to
the  noteholder,  and was applied  first to principal  until all  principal  was
repaid ($1,100,000), and thereafter to interest ($186,870).

     However,  as of September  30, 2004,  the  noteholder  had not provided the
required nine months' notice to the  Partnership of acceleration of the maturity
date of the notes,  and the  Partnership  did not remove  the  remaining  unpaid
accrued  interest balance of $5,486,253 from its books at that date, even though
the  nonrecourse  notes are  essentially  worthless  because the collateral that
secures them (the Partnership's interest in Highland Village) has no value since
Highland  Village sold its only assets.  As a result,  the  Partnership  stopped
accruing interest on the notes effective the date of the sale of the property on
April 26, 2002. On the October 31, 2004 maturity date, the  Partnership  removed
the remaining unpaid accrued interest balance of $5,486,253 from its books. Gain
from extinguishment of debt, in the amount of $5,486,253,  was recognized by the
Partnership  during  the fourth  quarter of 2004.  There was no tax gain or loss
relating to this in 2004.

                                Jewish Federation
                                -----------------

     The  Partnership  defaulted  on its  purchase  money note related to Jewish
Federation  Apartments  Associates (Jewish Federation) on October 31, 2004, when
the note matured and was not paid.  The default  amount  included  principal and
accrued interest of $1,350,000 and $10,185,885, respectively. As of November 10,
2005,   principal   and  accrued   interest  of  $1,350,000   and   $11,545,787,
respectively,  were due. The  Partnership  has agreed in principle to assign its
interest  in  Jewish  Federation  to  the  noteholder  in  satisfaction  of  the
nonrecourse  note.  However,  there  is no  assurance  that  a  transfer  of the
Partnership's interest in Jewish Federation will occur.

     Due to the  impending  transfer  of the  Partnership's  interest  in Jewish
Federation to the noteholder,  the Partnership's basis in the Local Partnership,
along with the net unamortized  amount of acquisition fees and property purchase
costs, which totaled $31,907, and $74,783 at September 30, 2005 and December 31,
2004, respectively, has been reclassified to investment in partnerships held for
sale or transfer in the accompanying consolidated balance sheets.

                                       -9-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


2.   INVESTMENTS IN PARTNERSHIPS - Continued

                               Pilgrim Tower East
                               ------------------

     The  Partnership  defaulted on its  purchase  money note related to Pilgrim
Tower East on December  1, 1999,  when the note  matured  and was not paid.  The
default  amount  included  principal  and  accrued  interest of  $1,650,000  and
$2,719,372,  respectively.  As of  November  10,  2005,  principal  and  accrued
interest of $1,450,000 and $4,004,511,  respectively,  were due. The Partnership
and the  noteholder  signed a contract  to sell the  Partnership's  interest  in
Pilgrim Tower East to the noteholder in exchange for the  outstanding  principal
and accrued interest on the purchase money note and two $100,000 payments on the
purchase  money note,  one of which was paid in February  2002, and one of which
was  paid in  January  2003.  The  contract  for the  sale of the  Partnership's
interest  expired  in  November  2003,   however,   the  parties  are  currently
negotiating an extension to provide for a closing in 2006. There is no assurance
that a sale of the Partnership's interest in Pilgrim Tower East will occur.

     Due to the impending  sale of the  Partnership's  interest in Pilgrim Tower
East,  the  Partnership's  basis in the Local  Partnership,  along  with the net
unamortized  amount of  acquisition  fees and  property  purchase  costs,  which
totaled  $39,732 at both  September  30, 2005 and December  31,  2004,  has been
reclassified  to  investment  in  partnerships  held for sale or transfer in the
accompanying consolidated balance sheets.

                               Pilgrim Tower North
                               -------------------

     The  Partnership  defaulted on its  purchase  money note related to Pilgrim
Tower  North on April 30,  2000,  when the note  matured  and was not paid.  The
default  amount  included  principal  and  accrued  interest of  $2,165,000  and
$18,922,763,  respectively.  As of  November  10,  2005,  principal  and accrued
interest  of  $2,065,000  and  $27,240,868,  respectively,  were due.  The local
general  partner  entered into a contract with the  noteholder  which allows the
noteholder  to purchase the property in exchange for the  principal  and accrued
interest  outstanding on the purchase money note and assumption or prepayment by
the noteholder of the mortgage  note, the flexible  subsidy note and all related
debt associated with the property. In addition, in exchange for the noteholder's
forbearance  to January 31,  2005,  the  Partnership  made a  principal  payment
applied  to the  note  in  January  2002.  The  local  general  partner  and the
noteholder  are  negotiating  an  extension  to the  end of  2005.  There  is no
assurance that a sale of the property will occur.

     Due to the  impending  sale of the  property  related to the  Partnership's
investment in Pilgrim Tower North to the noteholder,  the Partnership's basis in
the Local Partnership, along with the net unamortized amount of acquisition fees
and  property  purchase  costs,  which  totaled  $3,550,508  and  $2,237,772  at
September 30, 2005 and December 31, 2004, respectively, has been reclassified to
investment  in  partnerships  held  for  sale or  transfer  in the  accompanying
consolidated balance sheets.

                                 Thornwood House
                                 ---------------

     The  Partnership  defaulted on its purchase money note related to Thornwood
House on August 30, 2004,  when the note  matured and was not paid.  The default
amount  included  principal and accrued  interest of $1,775,000 and  $4,025,568,
respectively.  As of  November  10,  2005,  principal  and  accrued  interest of
$1,775,000 and $4,313,516, respectively, were due. The Partnership has agreed in
principle  to assign its  interest  to the  noteholder  in  satisfaction  of the
nonrecourse  note.  However,  there  is no  assurance  that  a  transfer  of the
Partnership's interest in Thornwood House will occur.

                                      -10-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


2.   INVESTMENTS IN PARTNERSHIPS - Continued

     Due to the  impending  transfer of the  Partnerships  interest in Thornwood
House to the noteholder, the Partnership's basis in the Local Partnership, along
with the net unamortized amount of acquisition fees and property purchase costs,
which totaled $688,718 and $660,352 at September 30, 2005 and December 31, 2004,
have been  reclassified to investment in partnerships  held for sale or transfer
in the accompanying consolidated balance sheets.

                                   Valley View
                                   -----------

     The  Partnership  defaulted on its purchase  money notes  related to Valley
View on September 1, 1999, when the notes matured and were not paid. The default
amount  included  aggregate  principal  and accrued  interest  of  $920,000  and
$1,788,829,  respectively. The Partnership was sued by the noteholders but there
has not been any legal action since 2000. The  Partnership  and the  noteholders
had agreed in principle that the  Partnership  would deposit  assignments of its
interests in Valley View in escrow,  together with an option agreement  pursuant
to which the noteholders  could purchase the interests for the outstanding  debt
if the  property  were not sold  and/or  the notes were not repaid by January 8,
2001. At that time, the Partnership's  basis in the Local Partnership along with
the net  unamortized  amount of acquisition  fees and property  purchase  costs,
which totaled $37,315,  was  reclassified to investment in partnerships  held in
escrow.  There had been no communication  with the noteholders  between 2000 and
June 2004.  Therefore,  effective  December 31, 2003, the  acquisition  fees and
property   purchase  costs  which  had  been   reclassified   to  investment  in
partnerships held in escrow were returned to their respective accounts. However,
in June 2004, the Partnership was notified that the noteholders  were seeking to
implement  the  transfer  of the  Partnership's  interest  in Valley View to the
noteholders.  The  Partnership's  interest in Valley View was transferred to the
noteholders March 18, 2005. The transfer of the Partnership's interest in Valley
View  resulted  in gain from  extinguishment  of debt for  financial  statements
purposes of  $3,387,767  in 2005,  and in total gain for federal tax purposes of
$4,282,396 in 2005.

     Included in  investment  in  partnerships  held for sale or transfer in the
accompanying   consolidated   balance   sheet  at  December   31,  2004  is  the
Partnership's  basis in the Local  Partnership,  Valley View, along with the net
unamortized  amount of  acquisition  fees and  property  purchase  costs,  which
totaled $31,798.

                                Westport Village
                                ----------------

     The  Partnership  defaulted on its purchase money notes related to Westport
Associates  (Westport  Village) on September 1, 1999, when the notes matured and
were not paid. The default  amount  included  principal and accrued  interest of
$840,000 and $1,615,644,  respectively.  As of November 10, 2005,  principal and
accrued  interest  of  $840,000  and  $2,335,872,  respectively,  were due.  The
Partnership  was sued by the noteholders but there has not been any legal action
since 2000. The Partnership and the noteholders had agreed in principle that the
Partnership  would deposit  assignments of its interests in Westport  Village in
escrow,  together  with an option  agreement  pursuant to which the  noteholders
could purchase the interests for the  outstanding  debt if the property were not
sold  and/or the notes were not  repaid by  January 8, 2001.  At that time,  the
Partnership's  basis in the Local  Partnership,  along with the net  unamortized


                                                       -11-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


2.   INVESTMENTS IN PARTNERSHIPS - Continued

amount of acquisition fees and property  purchase costs,  which totaled $46,989,
was reclassified to investment in partnerships  held in escrow.  However,  there
has been no  communication  with the  noteholders  concerning  implementing  the
settlement since 2000.  Therefore,  effective December 31, 2004, the acquisition
fees and property  purchase costs which had been  reclassified  to investment in
partnerships held in escrow were returned to their respective accounts.

b.   Property matters
     ----------------

                                Campbell Terrace
                                ----------------

     On June 16, 2003, the local managing general partner executed a contract to
sell the property owned by Campbell Terrace Associates  (Campbell  Terrace).  On
March 31, 2004,  Campbell  Terrace was sold.  Net cash proceeds  received by the
Partnership totaled $10,549,582. The sale resulted in net gain on disposition of
investment in partnerships of $4,602,021 for the nine months ended September 30,
2004 and $109,596 for the fourth quarter 2004 for financial  statement  purposes
and a total gain of  $13,766,939  for federal  income tax  purposes in 2004.  In
accordance  with  the  terms of the  Partnership  Agreement,  in April  2004 the
Managing  General Partner was paid a disposition fee of $500,000  related to the
sale,  which was netted against the related gain on disposition of investment in
partnership.

                               Clearfield Hills II
                               -------------------

     On July 26, 2005, the  Partnership's  interest in Clearfield  Hills II Ltd.
Partnership  (Clearfield  Hills II) was sold.  The sale  resulted in net gain on
disposition of investment in  partnerships  of $936,785 for financial  statement
purposes and a total gain of $1,881,048 for federal income tax purposes in 2005.
In accordance with the terms of the Partnership  Agreement,  in August 2005, the
Managing  General  Partner was paid a disposition  fee of $52,000 related to the
sale.  The fee was netted against the related gain on disposition of investments
in partnerships.

                                 Madison Square
                                 --------------

     The Local Managing General Partner of Madison Square Ltd.  Dividend Housing
Association  (Madison Square)  requested debt relief effective  October 1, 2001.
The property had depleted its  operating  cash and  replacement  reserve  funds.
Therefore, the Local Managing General Partner requested from the lender that the
debt  payments  be  reduced to  interest  only  payments  until such time as the
property can be sold.  Effective  January 1, 2002, the lender approved  interest
only payments and a reduction in the rate for a period of five years.  The Local
Managing General Partner has been searching for a not-for-profit organization to
purchase the  property,  but has received no firm offer as of November 10, 2005.
As of September  30, 2005,  the  Partnership's  remaining  investment in Madison
Square,  which  consisted  of net  unamortized  acquisition  fees  and  property
purchase costs, was $13,477.

                                      -12-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


2.   INVESTMENTS IN PARTNERSHIPS - Continued

c.   Summarized financial information
     --------------------------------

     Combined  statements  of operations  for the  seventeen and nineteen  Local
Partnerships  in which the Partnership was invested as of September 30, 2005 and
2004,  respectively,  follow.  The combined  statements  have been compiled from
information  supplied  by the  management  agents  of  the  properties  and  are
unaudited.  The information for each of the periods is presented  separately for
those Local  Partnerships  which have investment basis (equity method),  and for
those Local Partnerships which have cumulative losses in excess of the amount of
the  Partnership's  investments  in  those  Local  Partnerships  (equity  method
suspended). Appended after the combined statements is information concerning the
Partnership's  share of income from partnerships  related to cash  distributions
recorded as income, and related to the Partnership's  share of income from Local
Partnerships.

                                      COMBINED STATEMENTS OF OPERATIONS
                                                 (Unaudited)

<TABLE>
<CAPTION>
                                                               For the three months ended
                                                                      September 30,
                                               ------------------------------------------------------------
                                                          2005                             2004
                                               --------------------------       ---------------------------
                                                 Equity                           Equity
                                                 Method        Suspended          Method         Suspended
                                               ----------      ----------       ----------       ----------
      <S>                                      <C>             <C>              <C>              <C>
      Number of Local Partnerships                  8              9                9                10
                                                    =              =                =                ==

      Revenue:
        Rental                                 $2,384,229      $2,733,424       $2,969,120       $2,650,570
        Other                                      90,005         109,102          123,101          102,614
                                               ----------      ----------       ----------       ----------

          Total revenue                         2,474,234       2,842,526        3,092,221        2,753,184
                                               ----------      ----------       ----------       ----------

      Expenses:
        Operating                               1,840,527       1,924,062        1,853,009        1,884,807
        Interest                                  117,682         522,241          307,749          472,018
        Depreciation and amortization             390,419         559,098          482,945          540,163
                                               ----------      ----------       ----------       ----------

          Total expenses                        2,348,628       3,005,401        2,643,703        2,896,988
                                               ----------      ----------       ----------       ----------

      Net income (loss)                        $  125,606      $ (162,875)      $  448,518       $ (143,804)
                                               ==========      ==========       ==========       ==========

      Cash distributions                       $   13,286      $       --       $       --       $       --
                                               ==========      ==========       ==========       ==========

      Cash distributions recorded
        as reduction of investments
        in partnerships                        $   13,286      $       --       $       --       $       --
                                               ==========      ==========       ==========       ==========

      Partnership's share of Local
        Partnership net income                    124,340              --          443,503               --
                                               --------------------------       ---------------------------

      Share of income
        from partnerships                              $124,340                           $443,503
                                                       ========                           ========
</TABLE>

                                      -13-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


2.   INVESTMENTS IN PARTNERSHIPS - Continued

<TABLE>
<CAPTION>
                                                               For the nine months ended
                                                                      September 30,
                                              ------------------------------------------------------------
                                                         2005                             2004
                                              --------------------------       ---------------------------
                                                Equity                           Equity
                                                Method        Suspended          Method         Suspended
                                              ----------      ----------       ----------       ----------
     <S>                                      <C>             <C>              <C>              <C>
     Number of Local Partnerships                  8              9                9                10
                                                   =              =                =                ==

     Revenue:
       Rental                                 $7,978,295      $8,133,851       $8,143,565       $7,951,710
       Other                                     286,300         329,356          370,665          307,841
                                              ----------      ----------       ----------       ----------

         Total revenue                         8,264,595       8,463,207        8,514,230        8,259,551
                                              ----------      ----------       ----------       ----------

     Expenses:
       Operating                               5,323,796       5,688,277        6,045,766        5,654,420
       Interest                                  353,045       1,566,724          923,251        1,416,053
       Depreciation and amortization           1,171,256       1,677,294        1,448,841        1,620,488
                                              ----------      ----------       ----------       ----------

         Total expenses                        6,848,097       8,932,295        8,417,858        8,690,961
                                              ----------      ----------       ----------       ----------

     Net income (loss)                        $1,416,498      $ (469,088)      $   96,372       $ (431,410)
                                              ==========      ==========       ==========       ==========

     Cash distributions                       $   47,404      $  125,618       $   84,776       $   87,104
                                              ==========      ==========       ==========       ==========

     Cash distributions recorded
       as reduction of investments
       in partnerships                        $   47,404      $       --       $   84,776       $       --
                                              ==========      ==========       ==========       ==========

     Cash distributions recorded
       as income                              $       --      $  125,618       $       --       $   87,104

     Partnership's share of Local
       Partnership net income (loss)           1,402,192         (44,332)          94,278               --
                                              --------------------------       ---------------------------

     Share of income from
     partnerships                                     $1,483,478                         $181,382
                                                      ==========                         ========

</TABLE>

     Cash  distributions  received from Local Partnerships which have investment
basis (equity method) are recorded as a reduction of investments in partnerships
and as  cash  receipts  on the  respective  consolidated  balance  sheets.  Cash
distributions  received from Local  Partnerships which have cumulative losses in
excess  of  the  amount  of  the   Partnership's   investments  in  those  Local
Partnerships  (equity  method  suspended)  are  recorded as share of income from
partnerships on the respective consolidated statements of operations and as cash
receipts on the respective consolidated balance sheets. As of September 30, 2005
and 2004, the Partnership's  share of cumulative losses to date for nine and ten
of the seventeen and nineteen  Local  Partnerships,  respectively,  exceeded the
amount  of  the  Partnership's   investments  in  those  Local  Partnerships  by
$10,039,572  and  $10,545,505,  respectively.  As the Partnership has no further
obligation  to advance funds or provide  financing to these Local  Partnerships,
the excess  losses  have not been  reflected  in the  accompanying  consolidated
financial statements.

                                      -14-

<PAGE>
                 CAPITAL REALTY INVESTORS-IV LIMITED PARTNERSHIP

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                           September 30, 2005 and 2004

                                   (Unaudited)


3.   RELATED PARTY TRANSACTIONS

     In accordance with the terms of the Partnership Agreement,  the Partnership
is obligated to reimburse the Managing  General  Partner for its direct expenses
in connection with managing the  Partnership.  The Partnership  paid $46,014 and
$158,900  for the  three  and nine  month  periods  ended  September  30,  2005,
respectively,  and $41,412  and  $139,463  for the three and nine month  periods
ended  September  30, 2004,  respectively,  to the Managing  General  Partner as
direct  reimbursement of expenses  incurred on behalf of the  Partnership.  Such
expenses are included in general and administrative expenses in the accompanying
consolidated statements of operations.

     In accordance with the terms of the Partnership Agreement,  the Partnership
is obligated to pay the Managing General Partner an annual incentive  management
fee  (Management  Fee) after all other expenses of the Partnership are paid. The
Partnership  paid the Managing  General  Partner a Management Fee of $93,750 for
each of the three month periods ended  September 30, 2005 and 2004, and $281,250
for each of the nine month periods ended September 30, 2005 and 2004.

     In accordance  with the terms of the  Partnership  Agreement,  the Managing
General  Partner  and/or its  affiliates  may receive a fee of not more than two
percent  of the  sale  price  of an  investment  in a Local  Partnership  or the
property  it  owns,  payable  under  certain  conditions  upon  the  sale  of an
investment in a Local  Partnership  or the property it owns.  The payment of the
fee is subject to certain  restrictions,  including the achievement of a certain
level of sale  proceeds  and making  certain  minimum  distributions  to limited
partners. In April 2004, the Managing General Partner was paid a disposition fee
of  $500,000  related  to the sale of the  property  owned by  Campbell  Terrace
Associates  on March 31,  2004,  which was netted  against the  related  gain on
disposition of investment in partnership.  In August 2005, the Managing  General
Partner was paid a disposition  fee of $52,000 related to the sale of Clearfield
Hills  II,  which  was  netted  against  the  related  gain  on  disposition  of
investments in partnerships.


4.   CASH DISTRIBUTION

     On May 21, 2004, the Managing  General Partner made a cash  distribution of
$5,280,264  ($72 per Unit) to  Additional  Limited  Partners who were holders of
record as of April 1, 2004. The distribution consisted of proceeds received from
the sale of the property owned by Campbell Terrace. The Managing General Partner
has approved a cash distribution of $733,370 ($10 per Unit) to holders of record
as of November 1, 2005. The distribution  will consist of proceeds received from
the sale of the Partnership's interest in Clearfield Hills II.

                                      # # #

                                      -15-

<PAGE>
Part I. FINANCIAL INFORMATION
Item 2. Management's Discussion and Analysis
          of Financial Condition and Results of Operations


     Capital  Realty  Investors-IV   Limited   Partnership's  (the  Partnership)
Management's  Discussion  and  Analysis of  Financial  Condition  and Results of
Operations  section  is  based on the  consolidated  financial  statements,  and
contains   information  that  may  be  considered  forward  looking,   including
statements regarding the effect of governmental regulations.  Actual results may
differ  materially from those  described in the forward  looking  statements and
will be affected by a variety of factors  including  national and local economic
conditions,  the  general  level of  interest  rates,  governmental  regulations
affecting  the  Partnership  and  interpretations  of  those  regulations,   the
competitive  environment in which the Partnership operates, and the availability
of working capital.

                          Critical Accounting Policies
                          ----------------------------

     The  Partnership has disclosed its selection and application of significant
accounting policies in Note 1 of the notes to consolidated  financial statements
included in the Partnership's annual report on Form 10-KSB at December 31, 2004.
The   Partnership   accounts  for  its   investments  in   partnerships   (Local
Partnerships)  by the equity method because the Partnership is a limited partner
in the Local  Partnerships.  As such the  Partnership  has no  control  over the
selection and application of accounting  policies,  or the use of estimates,  by
the  Local  Partnerships.  Environmental  and  operational  trends,  events  and
uncertainties  that might affect the properties owned by the Local  Partnerships
would not necessarily have a significant impact on the Partnership's application
of the equity method of  accounting,  since the equity method has been suspended
for nine Local Partnerships which have cumulative losses in excess of the amount
of the Partnership's investments in those Local Partnerships.

                          New Accounting Pronouncement
                          ----------------------------

     In December  2003,  the Financial  Accounting  Standards  Board issued FASB
Interpretation  No. 46  (revised  December  2003) (FIN 46-R),  Consolidation  of
Variable  Interest  Entities.  FIN 46-R clarifies the  application of Accounting
Research Bulletin 51, Consolidated  Financial  Statements,  for certain entities
that do not  have  sufficient  equity  at risk for the  entity  to  finance  its
activities without additional  subordinated financial support from other parties
or in which equity  investors do not have the  characteristics  of a controlling
financial interest  ("variable interest  entities").  Variable interest entities
within  the  scope of FIN 46-R  will be  required  to be  consolidated  by their
primary  beneficiary.  The primary  beneficiary of a variable interest entity is
determined  to be the party that  absorbs a majority  of the  entity's  expected
losses,  receives  a  majority  of its  expected  returns,  or both.  The  Local
Partnerships  in which the  Partnership  invested were formed by  individuals or
entities  unrelated  to the  Partnership  or  its  affiliates.  The  Partnership
purchased  limited partner  interests in existing,  operating  partnerships with
unaffiliated  managing  general  partners.  An affiliate of the Managing General
Partner also purchased a general  partner  interest in the majority of the Local
Partnerships.  Neither the Partnership nor the affiliate of the Managing General
Partner  received  development  fees at or near  the  time  of  investment.  The
Managing  General  Partner has  evaluated  the Local  Partnerships  in which the
Partnership  is invested and has  determined  that the equity holders as a group
held  sufficient  equity at risk in the  operating  Local  Partnerships  and the
equity investors have the  characteristics of controlling  financial interest in
accordance  with the  provisions of FIN 46-R. The Managing  General  Partner has
therefore determined that the investments in Local Partnerships are not variable
interest  entities  subject  to  consolidation  by  the  Partnership  under  the
provisions of FIN 46-R.

                                     General
                                     -------

     Some of the rental properties owned by the Local  Partnerships are financed
by state housing agencies.  The Managing General Partner has sold or refinanced,
and will continue to sell or refinance,  certain properties pursuant to programs
developed by these agencies.  These programs may include opportunities to sell a


                                      -16-

<PAGE>
Part I. FINANCIAL INFORMATION
Item 2. Management's Discussion and Analysis
          of Financial Condition and Results of Operations - Continued


property to a qualifying  purchaser  who would agree to maintain the property as
low to  moderate  income  housing,  or to  refinance  a  property,  or to obtain
supplemental  financing.  The  Managing  General  Partner  continues  to monitor
certain state  housing  agency  programs,  and/or  programs  provided by certain
lenders, to ascertain whether the properties would qualify within the parameters
of a given  program and whether  these  programs  would  provide an  appropriate
economic benefit to the Limited Partners of the Partnership.

     Some of the rental properties owned by the Local Partnerships are dependent
on the receipt of  project-based  Section 8 Rental Housing  Assistance  Payments
(HAP)  provided by the U.S.  Department of Housing and Urban  Development  (HUD)
pursuant  to Section 8 HAP  contracts.  Current  legislation  allows all expired
Section 8 HAP contracts  with rents at less than 100% of fair market rents to be
renewed for up to one year.  Expiring  Section 8 HAP  contracts  with rents that
exceed  100% of fair market  rents  could be renewed for up to one year,  but at
rents  reduced  to 100% of fair  market  rents  (Mark-to-Market).  All  expiring
Section 8 HAP  contracts  with rents  exceeding  comparable  market  rents,  and
properties  with mortgage  loans insured by the Federal  Housing  Administration
(FHA), became subject to the Mark-to-Market legislation.

     Mark-to-Market (M2M) implementation will reduce rental income at properties
that are currently  subsidized  at  higher-than-market  rental  rates,  and will
therefore  lower cash flow  available to meet  mortgage  payments and  operating
expenses.  In some instances,  a property will be able to meet its existing debt
service  payments  after the  reduction  in rental  income.  In this  case,  the
property  may enter  the M2M  "Lite"  program,  which  would not  require a debt
restructuring.  In the remaining  instances,  the affected  property may undergo
debt restructuring  according to terms determined by an individual  property and
operations  evaluation.  This would  involve  reducing the first  mortgage  loan
balance to an amount  supportable  by the  property's  operations,  taking  into
account the property's operating expenses and reduced income. The balance of the
amount  written  down from the  first  mortgage  loan  would be  converted  to a
non-performing but accruing (soft) second mortgage loan. When the existing first
mortgage loan is bifurcated  into a first and second  mortgage  loan,  the newly
created second  mortgage loan will accrue  interest at a below-market  rate. The
Internal  Revenue  Service issued a ruling in July 1998, that concluded that the
below-market  rate of interest would not generate  additional  ordinary  income.
Each property subject to M2M will be affected in a different  manner,  and it is
difficult  to  predict  the  exact  form  of  restructuring,  or  potential  tax
liabilities to the Limited Partners, at this time. All properties, upon entering
the M2M program  (excluding  M2M Lite),  are required to enter into an agreement
restricting the property's use to affordable housing for 30 years.

     Finally, under HUD's "Mark-up-to-Market"  program, properties with expiring
Section 8 HAP  contracts  that are located in high-rent  areas as defined by HUD
are eligible for rent increases  which would be necessary to bring Section 8 HAP
contract  rents in line with market rate rents.  For  properties  that enter the
program and have interest rate  subsidized FHA loans,  the rents are adjusted to
take into  account  the  benefits  the  property is already  receiving  from the
below-market  interest rate by means of a HUD-determined  adjustment factor. The
purpose of this program is to provide  incentives to owners of  properties  with
expiring  Section 8 HAP contracts not to convert these properties to market rate
housing. In return for receiving market rate rents under Mark-up-to-Market,  the
property  owner must enter into a five-year  conditional  Section 8 HAP contract
with HUD,  subject  to the  annual  availability  of  funding  by  Congress.  In
addition,  property  owners who enter  into the  Mark-up-to-Market  program  may
receive  increased  cash flow,  as the limited  dividend will be increased in an
amount equal to the increase in gross rental revenues.



                                      -17-

<PAGE>
Part I. FINANCIAL INFORMATION
Item 2. Management's Discussion and Analysis
          of Financial Condition and Results of Operations - Continued


     Pilgrim Tower North Associates  Limited  Partnership  (Pilgrim Tower North)
has a Section 8 HAP contract which expires  February 28, 2006. The Section 8 HAP
contract  covers  79% of the  apartment  units in  Pilgrim  Tower  North.  It is
anticipated  that the Local  Partnership  will extend its Section 8 HAP contract
for a  one-year  period  at its  expiration.  See  Note  2.a.  of the  notes  to
consolidated  financial  statements  contained  in Part I, Item 1,  hereof,  for
information  concerning a possible  sale of the property  owned by Pilgrim Tower
North.

     Harborview Apartments Associates  (Harborview) has a Section 8 HAP contract
which expires May 31, 2006. The Section 8 HAP contract covers  substantially all
of  the  apartment  units  in  Harborview.  It is  anticipated  that  the  Local
Partnership  will extend its Section 8 HAP contract for a one-year period at its
expiration.

     Crescent Gardens Associates (Crescent Gardens) has a Section 8 HAP contract
which  expires  July 8,  2006.  The  Section 8 HAP  contract  covers  all of the
apartment  units  in  Crescent  Gardens.   It  is  anticipated  that  the  Local
Partnership  will extend its Section 8 HAP contract for a one-year period at its
expiration.

     As of  September  30,  2005,  the  carrying  amount  of  the  Partnership's
investments in Local  Partnerships with Section 8 HAP contracts  expiring in the
next 12 months was $4,216,078.

     The Managing  General  Partner  continues to seek  strategies  to deal with
affordable housing policy. While the Managing General Partner cannot predict the
outcome for any particular  property at this time, the Managing  General Partner
will continue to work with the Local  Partnerships  to develop  strategies  that
maximize the benefits to investors.

                          Financial Condition/Liquidity
                          -----------------------------

     The Partnership's liquidity, with unrestricted cash resources of $9,834,522
as of September 30, 2005, along with anticipated  future cash distributions from
Local  Partnerships,  is  expected  to be  adequate  to  meet  its  current  and
anticipated  operating  cash  needs.  As of  November  10,  2005,  there were no
material  commitments  for capital  expenditures.  The Managing  General Partner
currently  intends to retain all of the  Partnership's  remaining  undistributed
cash pending  resolution of the Partnership's  outstanding  purchase money notes
and related accrued interest, and for operating cash reserves.

     The  Partnership's  obligations  with respect to its  investments  in Local
Partnerships,  in the  form  of  nonrecourse  purchase  money  notes  having  an
aggregate  principal  balance of $16,166,081 plus aggregate  accrued interest of
$82,936,305  as of September 30, 2005, are payable in full upon the earliest of:
(i) sale or refinancing of the respective Local  Partnership's  rental property;
(ii) payment in full of the respective  Local  Partnership's  permanent loan; or
(iii) maturity.

     The  collateral  that  secured  the  purchase  money  notes  related to the
following properties was transferred to the noteholders during 2004, and through
November 10, 2005.

     Property                       Principal         Date         Disposition
     --------                       ---------     -------------    -----------

     Glenridge Gardens               $640,000     February 2004    Transferred
     Valley View                      920,000     March 2005       Transferred
     Crescent Gardens - First Note    434,000     June 2005        Transferred


                                      -18-

<PAGE>
Part I. FINANCIAL INFORMATION
Item 2. Management's Discussion and Analysis
          of Financial Condition and Results of Operations - Continued

     The purchase money notes related to the following  properties  have matured
and have not been paid or extended as of November 10, 2005.

<TABLE>
<CAPTION>
                                                        Accrued Interest
                                                             as of
     Property                           Principal      September 30, 2005    Maturity
     --------                          -----------     ------------------    --------
     <S>                               <C>             <C>                   <C>
     Crescent Gardens - Second Note    $  434,000        $ 1,543,716         07/31/99
     Westport Village                     840,000          2,323,045         09/01/99
     Pilgrim Tower East                 1,450,000 (1)      3,980,327         11/30/03
     Pilgrim Tower North                2,065,000         26,850,246         11/30/03
     Harborview                         3,000,000          7,638,432         08/01/04
     Cedar Point                        1,320,000          3,318,845         08/30/04
     Thornwood House                    1,775,000          4,286,934         08/30/04
     Jewish Federation                  1,350,000         11,396,972         10/31/04

</TABLE>

     (1) Remaining principal, after partial payment.

     The  purchase  money  note  related  to  Asbury  Tower  Associates  Limited
Partnership  (Asbury Tower) was due to mature on August 31, 2004.  However,  the
noteholder  has agreed to extend  the  maturity  date on a month to month  basis
until  such  time as the  noteholder  provides  a 30 day  advance  notice to the
Partnership.  As of November 10, 2005, no such notice has been  received.  As of
September  30, 2005,  principal and accrued  interest due on the purchase  money
note were $3,432,081 and $19,234,461, respectively.

     The remaining  purchase  money note related to  Northridge  Park matures in
2025. As of September 30, 2005,  principal  and accrued  interest  balances were
$500,000 and $2,363,327, respectively.

     See the notes to  consolidated  financial  statements  contained in Part I,
Item 1, hereof, for additional information concerning purchase money notes.

     The purchase money notes,  which are  nonrecourse to the  Partnership,  are
generally  secured  by  the  Partnership's  interest  in  the  respective  Local
Partnerships.  There is no assurance  that the underlying  properties  will have
sufficient appreciation and equity to enable the Partnership to pay the purchase
money notes'  principal and accrued  interest when due. If a purchase money note
is not paid in accordance with its terms,  the  Partnership  will either have to
renegotiate  the terms of repayment or risk losing its  partnership  interest in
the  respective  Local  Partnership.  In the event  that a  purchase  money note
remains unpaid upon maturity,  the noteholder may have the right to foreclose on
the Partnership's interest in the related Local Partnership.

     The  Partnership's  inability  to pay  certain of the  purchase  money note
principal and accrued interest balances when due, and the resulting  uncertainty
regarding the Partnership's  continued  ownership  interest in the related Local
Partnerships,  does not adversely impact the Partnership's  financial  condition
because the  purchase  money  notes are  nonrecourse  and secured  solely by the
Partnership's interest in the related Local Partnerships.  Therefore, should the
investment in any of the Local  Partnerships  with matured or maturing  purchase
money notes not produce  sufficient  value to satisfy the related purchase money
notes, the  Partnership's  exposure to loss is limited because the amount of the
nonrecourse indebtedness of each of the matured or maturing purchase money notes
exceeds the  carrying  amount of the  investment  in each of the  related  Local
Partnerships.  Thus, even a complete loss of the Partnership's interest in these
Local  Partnerships  would not have a material  adverse  impact on the financial
condition of the Partnership.

                                      -19-

<PAGE>
Part I. FINANCIAL INFORMATION
Item 2. Management's Discussion and Analysis
          of Financial Condition and Results of Operations - Continued


     The Managing General Partner continues to investigate possible alternatives
to reduce the Partnership's debt obligations.  These alternatives include, among
others, retaining the cash available for distribution to meet the purchase money
note  requirements,  paying off certain  purchase  money  notes at a  discounted
price, extending the due dates of certain purchase money notes,  refinancing the
respective  properties'  underlying  debt, or selling the underlying real estate
and using the  Partnership's  share of the  proceeds to pay or buy down  certain
purchase money note  obligations.  Although the Managing General Partner has had
some success applying these strategies in the past, the Managing General Partner
cannot assure that these  strategies  will be  successful in the future.  If the
Managing  General  Partner is unable to negotiate  an  extension  or  discounted
payoff,  in the event that the purchase money notes remain unpaid upon maturity,
the noteholders may have the right to foreclose on the Partnership's interest in
the related Local Partnerships.  In the event of a foreclosure or other transfer
of the Partnership's  interest, the excess of the nonrecourse  indebtedness over
the  carrying  amount  of the  Partnership's  investment  in the  related  Local
Partnership  will result in a taxable gain. This gain will be taxable to Limited
Partners at a federal tax rate of up to 25.0%,  as it will reflect  recapture of
depreciation  deductions claimed in prior years.  Additionally,  the Partnership
would lose its investment in the Local Partnership and,  likewise,  its share of
any future cash  distributed by the Local  Partnership  from rental  operations,
mortgage  debt  refinancings,  or the sale of the real  estate.  Of the 17 Local
Partnerships  in which the Partnership is invested as of September 30, 2005, the
nine Local Partnerships with associated purchase money notes which have matured,
or which  mature  through  September  30,  2006,  and  which  remain  unpaid  or
unextended as of November 10, 2005, represented the following percentages of the
Partnership's total distributions  received from Local Partnerships and share of
income from Local Partnerships for the immediately preceding two calendar years.


                             Percentage of Total        Partnership's Share of
                            Distributions Received           Loss from
     For the Year Ended     from Local Partnerships       Local Partnerships
     ------------------     -----------------------     ----------------------

     December 31, 2004                0.0%                    $(297,024)
     December 31, 2003               10.1%                    $(442,314)


     The  Managing  General  Partner  continues  to  address  the  maturity  and
impending  maturity of the Partnership's  debt obligations and to seek solutions
that will provide the most favorable outcome to the Limited  Partners.  However,
there can be no assurance that these strategies will be successful.

     The Partnership closely monitors its cash flow and liquidity position in an
effort to ensure that sufficient  cash is available for operating  requirements.
For the nine month period ended  September 30, 2005,  existing  cash  resources,
proceeds  from  disposition  of investment  in  partnerships  and the receipt of
distributions  from Local  Partnerships  were adequate to support operating cash
requirements.  Cash and cash equivalents  increased during the nine month period
ended September 30, 2005, primarily due to proceeds received from disposition of
investment in partnerships.

     On May 21, 2004, the Managing  General Partner made a cash  distribution of
$5,280,264  ($72 per Unit) to  Additional  Limited  Partners who were holders of
record as of April 1, 2004. The distribution consisted of proceeds received from
the sale of the property owned by Campbell Terrace. The Managing General Partner
has approved a cash distribution of $733,370 ($10 per Unit) to holders of record
as of November 1, 2005. The distribution  will consist of proceeds received from
the sale of the Partnership's interest in Clearfield Hills II.

                                      -20-

<PAGE>
Part I. FINANCIAL INFORMATION
Item 2. Management's Discussion and Analysis
          of Financial Condition and Results of Operations - Continued


                              Results of Operations
                              ---------------------

     The  Partnership's  net loss for the three month period ended September 30,
2005,  decreased  from  the  corresponding  period  in  2004,  primarily  due to
increases in gain on disposition of investment in  partnerships,  related to the
sale of Clearfield Hills II in July 2005, and interest  revenue,  and a decrease
in  amortization  of deferred cost,  partially  offset by a decrease in share of
income from  partnerships  and  increases in interest  expense and  professional
fees. Interest revenue increased due to higher cash and cash equivalent balances
and higher  interest rates in 2005.  Amortization of deferred costs decreased in
2005 due to the sale of Clearfield  Hills II. Share of income from  partnerships
decreased  primarily  due to lower rental  income at two  properties  and higher
operating expenses at another property, partially offset by higher rental income
at one property.  Interest expense  increased due to the compounding of interest
on purchase  money notes.  Professional  fees  increased due to higher legal and
audit costs in 2005.

     The  Partnership's net income for the nine month period ended September 30,
2005,  decreased  from the  corresponding  period  in 2004,  primarily  due to a
decrease in gain on  disposition of investment in  partnerships,  related to the
sales of Campbell Terrace in 2004 and Clearfield Hills II in 2005, and increases
in interest  expense and professional  fees, both as discussed above,  partially
offset by increases in share of income from  partnerships,  interest revenue and
gain from  extinguishment of debt,  related to the transfer of the Partnership's
interest in Valley  View and  Crescent  Gardens in 2005 and the  transfer of the
Partnership's interest in Glenridge Development Co. (Glenridge Gardens) in 2004,
and a  decrease  in  amortization  of  deferred  costs.  Share  of  income  from
partnerships  increased  primarily  due to higher rental income at one property.
Interest revenue  increased due to higher cash and cash equivalent  balances and
higher  interest rates in 2005.  Amortization of deferred costs decreased due to
the sale of  Clearfield  Hills II in July  2005  and to the 2004  resumption  of
amortization  of two  properties  in  which  the  Partnership's  interests  were
previously held in escrow.

     For financial reporting purposes, the Partnership,  as a limited partner in
the Local  Partnerships,  does not record losses from the Local  Partnerships in
excess of its  investment  to the  extent  that the  Partnership  has no further
obligation to advance funds or provide financing to the Local Partnerships. As a
result,  the  Partnership's  share of income from partnerships for the three and
nine month periods ended  September 30, 2005 did not include  losses of $227,285
and  $700,700,  respectively,  compared  to  excluded  losses  of  $260,737  and
$782,212,  for the  three and nine  month  periods  ended  September  30,  2004,
respectively.

     No other  significant  changes in the  Partnership's  operations have taken
place during the nine month period ended September 30, 2005.


Item 3. Controls and Procedures

     In October 2005,  representatives  of the Managing  General  Partner of the
Partnership  carried out an  evaluation of the  effectiveness  of the design and
operation of the Partnership's  disclosure controls and procedures,  pursuant to
Exchange Act Rules  13a-15 and 15d-15.  The  Managing  General  Partner does not
expect that the  Partnership's  disclosure  controls and procedures will prevent
all error and all fraud.  A control  system,  no matter how well  conceived  and
operated,  can provide only  reasonable  assurance  that the  objectives  of the
control system are met. Further, the design of a control system must reflect the
fact that there are resource  constraints,  and the benefits of controls must be
considered relative to their costs.  Because of the inherent  limitations in all
control systems,  no evaluation of controls can provide absolute  assurance that
all control issues have been detected.  These inherent  limitations  include the
realities that judgments in  decision-making  can be faulty, and that breakdowns


                                      -21-

<PAGE>
Part I. FINANCIAL INFORMATION
Item 3. Controls and Procedures


can occur  because  of simple  error or  mistake.  The  design of any  system of
controls also is based in part upon certain  assumptions about the likelihood of
future  events,  and there can be no  assurance  that any design will succeed in
achieving its stated goals under all  potential  future  conditions.  Over time,
controls may become inadequate  because of changes in conditions,  or the degree
of compliance  with the policies or procedures may  deteriorate.  Because of the
inherent  limitations in a cost-effective  control system,  misstatements due to
error or  fraud  may  occur  and not be  detected.  Based  on the  October  2005
evaluation,  and subject to the foregoing,  the Principal  Executive Officer and
Principal Financial Officer concluded that the Partnership's disclosure controls
and  procedures are effective as of the end of the period covered by this report
to alert them in a timely  manner to any  material  information  relating to the
Partnership that must be included in the Partnership's periodic SEC filings, and
particularly  during  the  period in which  this  report is being  prepared.  In
addition,  there have been no significant changes in the Partnership's  internal
control over financial  reporting that occurred  during the  Partnership's  most
recent fiscal quarter that have materially affected, or are reasonably likely to
materially affect, the Partnership's internal control over financial reporting.


Part II. OTHER INFORMATION
Item 3. Defaults upon Senior Securities

     See Note 2.a. of the notes to consolidated  financial  statements contained
in Part I, Item 1, hereof, for information concerning the Partnership's defaults
on certain purchase money notes.


Item 5. Other Information

     There has not been any information  required to be disclosed in a report on
Form 8-K during the quarter ended September 30, 2005, but not reported,  whether
or not otherwise required by this Form 10-QSB at September 30, 2005.

     There  is no  established  market  for the  purchase  and  sale of units of
additional limited partner interest (Units) in the Partnership, although various
informal  secondary market services exist. Due to the limited markets,  however,
investors may be unable to sell or otherwise dispose of their Units.

                                Cash Distribution
                                -----------------

     On May 21, 2004, the Managing  General Partner made a cash  distribution of
$5,280,264  ($72 per Unit) to  Additional  Limited  Partners who were holders of
record as of April 1, 2004. The distribution consisted of proceeds received from
the sale of the property owned by Campbell Terrace. The Managing General Partner
has approved a cash distribution of $733,370 ($10 per Unit) to holders of record
as of November 1, 2005. The distribution  will consist of proceeds received from
the sale of the Partnership's interest in Clearfield Hills II.

                                      -22-

<PAGE>
Part II. OTHER INFORMATION
Item 6. Exhibits


Exhibit No.    Description
-----------    -----------

   31.1        Certification  of  Principal  Executive  Officer,  pursuant to 18
               U.S.C.  Section 1350,  as adopted  pursuant to Section 302 of the
               Sarbanes-Oxley Act of 2002.

   31.2        Certification  of  Principal  Financial  Officer,  pursuant to 18
               U.S.C.  Section 1350,  as adopted  pursuant to Section 302 of the
               Sarbanes-Oxley Act of 2002.

   32          Certification  of  Principal   Executive  Officer  and  Principal
               Financial Officer, pursuant to 18 U.S.C. Section 1350, as adopted
               pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

All other Items are not applicable.

                                      -23-

<PAGE>
                                    SIGNATURE

     In accordance  with the  requirements  of the Exchange Act, the  registrant
caused this report to be signed on its behalf by the undersigned, thereunto duly
authorized.


                                  CAPITAL REALTY INVESTORS-IV LIMITED
                                    PARTNERSHIP
                                  ----------------------------------------------
                                  (Registrant)

                                  by:  C.R.I., Inc.
                                       -----------------------------------------
                                       Managing General Partner




November 10, 2005                      by:  /s/ H. William Willoughby
-----------------                           ------------------------------------
DATE                                        H. William Willoughby,
                                              Director, President, Secretary,
                                              Principal Financial Officer,
                                              and Principal Accounting Officer


                                      -24-