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                      SECURITIES AND EXCHANGE COMMISSION
                            WASHINGTON, D.C. 20549

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

                                   FORM 10-Q

    For the Period Ended March 31, 2003, 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

                             TPI Land Investors IV
                                 Balance Sheet
                              As of March 31, 2003

                                                               Mar 31, 03
                                                              ------------

ASSETS
  Current Assets
    Checking/Savings
      Checking-Bank One#0887-6373                                  -210.37
                                                              ------------
    Total Checking/Savings                                         -210.37
    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                                           25,042.63

  Fixed Assets
    Casa Grande Land -City Ded.                                 136,148.00
    Land Acquisition-#2Casa Grande                              147,585.40
                                                              ------------
  Total Fixed Assets                                            283,733.40

  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                                                    732,667.64
                                                              ============

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

                             TPI Land Investors IV
                                 Balance Sheet
                              As of March 31, 2003

                                                               Mar 31, 03
                                                              ------------

        Advance from HJT                                          1,200.00
        Advance from TPI                                         16,062.86
        Prop.Tax Pay-Post Petition                               18,042.98
        Sales Tax Payable                                           -13.86
                                                              ------------
      Total Other Current Liabilities                           102,836.59
                                                              ------------

    Total Current Liabilities                                   102,836.59

    Long Term Liabilities
      Fatco Casa Grande - Not. Pay                               85,000.00
      Transequity Group                                           9,500.00
                                                              ------------
    Total Long Term Liabilities                                  94,500.00
                                                              ------------

  Total Liabilities                                             197,336.59

  Equity
    Gen. Part.LP Contribution                                       500.00
    General Partner Cont.                                        25,253.00
    Limited Partner Contribution                              2,524,800.00
    Previous Retain Earnings                                 -2,008,802.45
    Net Income                                                   -6,419.50
                                                              ------------
  Total Equity                                                  535,331.05
                                                              ------------

TOTAL LIABILITIES & EQUITY                                      732,667.64
                                                              ============

                 TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                 -------------------------------------------
                        NOTES TO FINANCIAL STATEMENTS
                        -----------------------------
                               March 31, 2003
                               --------------

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

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

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

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

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

            Duration of Partnership

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

            Amortization of Organization Costs

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

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

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

                 TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                 -------------------------------------------
                        NOTES TO FINANCIAL STATEMENTS
                        -----------------------------
                               March 31, 2003
                               --------------

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

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

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

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

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

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

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

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

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

                 TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                 -------------------------------------------
                        NOTES TO FINANCIAL STATEMENTS
                        -----------------------------
                               March 31, 2003
                               --------------

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, 2003,  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, 2003 are as follows:

              Florence Blvd. & Los Hermanos                       147,585.40
                                                                 -----------
                                                                 $147,585.40
                                                                 ===========

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

            Partners' capital contributions received and subscribed as of March
            31, 2003 are as follows:

              Limited partners contribution                      $ 2,525,300
              General partners contribution                           25,253
              Prior years retained earning(loss)                  (2,008,802.)
               Current Year profit (loss)                          (6,419.50)
                            Partners' Capital                       $535,331.
                                                                  ===========

                 TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                 -------------------------------------------
                        NOTES TO FINANCIAL STATEMENTS
                        -----------------------------
                               March 31, 2003
                               --------------

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

                 TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                 -------------------------------------------
                        NOTES TO FINANCIAL STATEMENTS
                        -----------------------------
                               March 31, 2003
                               --------------

            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 $16,063 to the partnership.

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  $9,500 to the partnership
            as of March 31, 2003.

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

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

                 TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                 -------------------------------------------
                        NOTES TO FINANCIAL STATEMENTS
                        -----------------------------
                               March 31, 2003
                               --------------

                 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.

                 TPI LAND DEVELOPMENT IV LIMITED PARTNERSHIP
                 -------------------------------------------
                        NOTES TO FINANCIAL STATEMENTS
                        -----------------------------
                               March 31, 2003
                               --------------

                                 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:        4/25/2003
             ---------
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