UNITED STATES SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-K

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

For the fiscal year ended March 31, ~~2022~~2023

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

For the transition period from _______ to _______

Commission file number 0-26200

BF GARDEN TAX CREDIT FUND IV L.P.

(Exact name of registrant as specified in its charter)

Delaware		04-3208648
(State or other jurisdiction		(I.R.S. Employer
of incorporation or organization)		Identification No.)

101 Arch Street, 13^th Floor Boston, Massachusetts 02110

(Address of principal executive offices) (Zip Code)

(888) 773-1487

(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:


Title of each class	Trading Symbol(s)	Name of each exchange on which registered
None	None	None

Securities registered pursuant to Section 12(g) of the Act:

Title of class

Beneficial Assignee Certificates

Indicate by check mark if the Registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.

Yes ☐

No ☒

Indicate by check mark if the Registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.

Yes ☐

No ☒

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 ☒

No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).

Yes ☒

No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.


Large accelerated filer	☐	Accelerated Filer	☐
Non-accelerated filer	☒	Smaller Reporting Company	☒
		Emerging Growth Company	☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the registrant has filed a report on and attestation to its management'’s assessment of the effectiveness of its internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report. ☐

If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the registrant included in the filing reflect the correction of an error to previously issued financial statements. ☐

Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received by any of the registrant’s executive officers during the relevant recovery period pursuant to §240.10D-1(b). ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Yes ☐

No ☒

DOCUMENTS INCORPORATED BY REFERENCE

None.


PART I

Item 1.	Business	1
Item 1A.	Risk Factors	3
Item 1B.	Unresolved Staff Comments	4
Item 2.	Properties	5
Item 3.	Legal Proceedings	33
Item 4.	Mine Safety Disclosures	33

PART II

Item 5.	Market for the Fund’s Limited Partnership Interests, Related Partner Matters and Issuer Purchases of Partnership Interests	34
Item 6.	[Reserved]	36
Item 7.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	37
Item 7A.	Quantitative and Qualitative Disclosures About Market Risk	5652
Item 8.	Financial Statements and Supplementary Data	5652
Item 9.	Changes in and Disagreements with Accountants on Accounting and Financial Disclosure	5652
Item 9A.	Controls and Procedures	5652
Item 9B.	Other Information	5753
Item 9C.	Disclosure Regarding Foreign Jurisdictions that Prevent Inspections	5753

PART III

Item 10.	Directors, Executive Officers and Corporate Governance of the Fund	5854
Item 11.	Executive Compensation	5955
Item 12.	Security Ownership of Certain Beneficial Owners and Management and Related Partner Matters	5955
Item 13.	Certain Relationships and Related Transactions, and Director Independence	6157
Item 14.	Principal Accountant Fees and Services	6158

PART IV

Item 15.	Exhibit and Financial Statement Schedules	6562
Item 16.	Form 10-K Summary	6764

	Signatures	6865


			Mortgage				Qualified		Cap Con
			Balance as of				Occupancy		paid thru
Property Name	Location	Units	12/31/21		Acq Date	Const Comp	3/31/22		3/31/22
Kings Pt. Apts.	Sheridan, CO	50	$	1,493,510	8/03	12/03	100	%	$	788,729
Orchard View Apts.	Farmington, MO	40		458,893	7/03	6/04	100	%		2,226,954
University Plaza Sr. Complex	Greely, CO	34		742,290	5/03	9/03	100	%		332,128
William B. Quarton	Cedar Rapids, IA	28		1,676,296	1/04	7/03	100	%		1,197,000



Series 21	6.14	%
Series 22	8.69	%
Series 23	6.79	%
Series 26	8.71	%
Series 27	9.34	%
Series 28	6.31	%
Series 32	5.97	%
Series 41	9.76	%
Series 42	6.92	%
Series 43	7.39	%
Series 44	7.38	%
Series 45	5.31	%
Series 46	7.12	%


Series 33	6.89	%
Series 34	7.86	%
Series 35	6.68	%
Series 36	5.45	%
Series 37	7.42	%
Series 38	7.82	%
Series 39	7.43	%
Series 40	5.34	%


Fee Type	Ser. 25		Ser. 26		Ser. 27		Ser. 28		Ser. 29
Audit Fees	$	—	$	11,073	$	—	$	—	$	15,512

Audit Related Fees		—		—		—		—		—

Tax Fees		—		—		—		—		1,182

All Other Fees		—		646		—		—		832

Total	$	—	$	11,719	$	—	$	—	$	17,526


Fee Type	Ser. 30		Ser. 31		Ser. 32		Ser. 33		Ser. 34
Audit Fees	$	—	$	—	$	—	$	—	$	10,955

Audit Related Fees		—		—		—		—		—

Tax Fees		—		—		—		—		1,914

All Other Fees		—		—		—		—		903

Total	$	—	$	—	$	—	$	—	$	13,772


Fee Type		Ser. 45		Ser. 46
Audit Fees	$	18,836	$	18,335

Audit Related Fees		—		—

Tax Fees		1,181		1,181

All Other Fees		830		830

Total	$	20,847	$	20,346


Fee Type	Ser. 3025		Ser. 3126		Ser. 3227		Ser. 3328		Ser. 3429
Audit Fees	$	—	$	—11,073	$	~~10,867~~—	$	~~9,342~~—	$	1015,~~417~~512

Audit Related Fees		—		—		—		—		—

Tax Fees		—		—		~~4,888~~—		~~4,380~~—		41,~~634~~182

All Other Fees		—		—646		~~1,994~~—		~~1,092~~—		~~1,495~~832

Total	$	—	$	—11,719	$	~~17,749~~—	$	~~14,814~~—	$	1617,~~546~~526


Fee Type	Ser. 40		Ser. 41		Ser. 42		Ser. 43		Ser. 44
Audit Fees	$	—	$	14,192	$	13,292	$	14,467	$	13,017

Audit Related Fees		—		—		—		—		—

Tax Fees		—		6,412		5,904		7,174		5,904

All Other Fees		—		1,213		1,079		1,472		1,139

Total	$	—	$	21,817	$	20,275	$	23,113	$	20,060


Fee Type	Ser. 40	~~Ser. 45~~	Ser. 41	~~Ser. 46~~	Ser. 42		Ser. 43		Ser. 44
Audit Fees	$	~~22,892~~—	$	1419,~~916~~037	$	16,687	$	—	$	13,162

Audit Related Fees		—		—		—		—		—

Tax Fees		~~9,968~~—		71,~~174~~182		1,182		—		1,182

All Other Fees		~~1,638~~—		~~1,274~~832		832		—		830

Total	$	~~34,498~~—	$	2321,~~364~~051	$	18,701	$	—	$	15,174

Audit Committee


			Mortgage				Qualified		Cap Con
			Balance as		Acq	Const	Occupancy		paid thru
Property Name	Location	Units	of 12/31/21		Date	Comp	3/31/22		3/31/22
Elma Gardens	Elma, WA	36	$	1,359,649	3/05	1/04	100	%	$	588,701
Jacksonville Square Apts.	Jacksonville, TX	44		901,119	11/03	7/04	100	%		621,519
Linden’s Apartments	Shawnee, OK	54		807,534	12/04	2/06	100	%		2,963,132
Ocean East Housing	Portland, ME	32		1,264,027	2/04	6/05	100	%		3,787,273
Panola Apts.	Carthage, TX	32		563,233	12/03	4/04	100	%		461,573
Rosehill Apts.	Topeka, KS	48		2,138,995	12/03	9/04	100	%		2,540,503
Saint Martin Apartments	McCombs, MS	40		336,736	8/05	4/06	100	%		1,539,454

Date: June 24, 2022	By:	/s/ Gregory Voyentzie
		Gregory Voyentzie
		President (Principal Executive Officer)


Date: June 21, 2023	By:	/s/ Gregory Voyentzie
		Gregory Voyentzie
		President (Principal Executive Officer)

DATE:	SIGNATURE:		TITLE:

June 24, 2022	/s/ Gregory Voyentzie		President (Principal Executive Officer), Corporate Investment Holdings, Inc.
June 21, 2023	/s/ Gregory Voyentzie		President (Principal Executive Officer), Corporate Investment Holdings, Inc.
		Gregory Voyentzie

June 24, 2022	/s/ Marie Reynolds		Treasurer (Principal Accounting and Financial Officer), Corporate Investment Holdings, Inc.
June 21, 2023	/s/ Marie Reynolds		Treasurer (Principal Accounting and Financial Officer), Corporate Investment Holdings, Inc.
		Marie Reynolds

Filing Compare · BF Garden Tax Credit Fund IV L.P.