SECURITIES AND EXCHANGE COMMISSION
                            WASHINGTON, D.C. 20549

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

                                   FORM 10Q


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

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


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


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


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



      Indicate  by  check mark whether the registrant (1) has filed all reports
required to be filed  by Section 13 or 15 (d) of the Securities Exchange Act of
1934 during the preceding  12  months  (or  for  such  shorter  period that the
registrant was required to file such reports), and (2) has been subject to such
filing requirements for the past 90 days.


Yes         X                       No
          -----                                 ------

<PAGE>

                             TPI Land Investors IV
                                 Balance Sheet
                              As of March 31, 2002


                                                               Mar 31, 02
                                                              ------------

ASSETS
  Current Assets
    Checking/Savings
      Checking-Bank One#0887-6373                                 8,919.69
      Savings - Special                                          11,044.21
                                                              ------------
    Total Checking/Savings                                       19,963.90

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

  Total Current Assets                                           45,216.90

  Fixed Assets
    Land Acquisition-#2Casa Grande                            1,923,386.18
                                                              ------------
  Total Fixed Assets                                          1,923,386.18

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

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

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

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

TOTAL ASSETS                                                  2,392,494.69
                                                              ============


<PAGE>

                             TPI Land Investors IV
                                 Balance Sheet
                              As of March 31, 2002


                                                               Mar 31, 02
                                                              ------------

LIABILITIES & EQUITY
  Liabilities
    Current Liabilities
      Other Current Liabilities
        Accts. Payable-Pre Pet. 7/95                             58,598.71
        Accts.Pay-Post Pet. 7/95                                  8,945.90
        Advance from HJT                                          1,200.00
        Advance from TPI                                         16,062.86
        Interest Payable                                        312,036.99
        Prop.Tax Pay-Post Petition                               18,042.98
        Sales Tax Payable                                           -13.86
                                                              ------------
      Total Other Current Liabilities                           414,873.58
                                                              ------------

    Total Current Liabilities                                   414,873.58

    Long Term Liabilities
      Fatco Casa Grande - Not. Pay                               85,000.00
      Secured Income 93B-Not.Pay.                               580,200.00
      TPI II - 3rd Endorsement                                   20,000.00
      TPI II -N/P-2nd Endorsement                                20,000.00
      TPI II 4th Endorsement                                     20,000.00
      TPI II Land Dev.-Loan Pay.                                640,000.10
      TPI Land Inv.1-Not.Pay.                                   250,000.00
                                                              ------------
    Total Long Term Liabilities                               1,615,200.10
                                                              ------------

  Total Liabilities                                           2,030,073.68

  Equity
    Gen. Part.LP Contribution                                       500.00
    General Partner Cont.                                        25,253.00
    Limited Partner Contribution                              2,524,800.00
    Previous Retain Earnings                                 -2,178,089.70
    Net Income                                                  -10,042.29
                                                              ------------
  Total Equity                                                  362,421.01
                                                              ------------

TOTAL LIABILITIES & EQUITY                                    2,392,494.69
                                                              ============


<PAGE>

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


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

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

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

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

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


            Duration of Partnership
            -----------------------

            It  is  the  intention  of  the Partnership to acquire property for
            investment  and  appreciation  purposes.    The   Partnership  may,
            however, sell a portion or all of the properties in the future with
            a  view towards liquidation of the Partnership.  Such  sales  could
            occur  approximately  two to five years after property acquisition.
            However,  if  not  terminated  prior  to  December  31,  2011,  the
            Partnership shall cease to exist at that date.


            Amortization of Organization Costs
            ----------------------------------

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


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

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


<PAGE>

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


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


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

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


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

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


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

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


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

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


<PAGE>

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


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

            Amounts receivable from partners for capital
            contributions are as follows:

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

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

NOTE 3:     LAND
            ----

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


              Florence Blvd. & Los Hermanos                           1,923,386
                                                                     ----------
                                                                     $1,923,386
                                                                     ==========

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

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

              Limited partners contribution                        $ 2,525,300
              General partners contribution                             25,253
              Prior years retained earning(loss)                    (2,178,090)
              Current Year profit (loss)                               (10,034)
                                                                   -----------
                            Partners' Capital                      $   362,421
                                                                   ===========

<PAGE>

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


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

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

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

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

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

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


<PAGE>

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

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

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

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

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

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

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


<PAGE>

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

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

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

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


<PAGE>

                                  SIGNATURES

Pursuant  to  the  requirements of the Securities Exchange  Act  of  1934,  the
registrant has duly  caused  this  report  to  be  signed  on its behalf by the
undersigned thereunto duly authorized.

TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP


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

Date: 4/23/2002
      ---------