<PAGE>

                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                    FORM 10-Q

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

For the Quarter Ended March 31, 2006                 Commission File No. 0-15940

              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP
             (Exact name of registrant as specified in its charter)

<TABLE>
<S>                                                       <C>
            MICHIGAN                                            38-2593067
(State or other jurisdiction of                              (I.R.S. employer
 incorporation or organization)                           identification number)
</TABLE>

                  280 DAINES STREET, BIRMINGHAM, MICHIGAN 48009
               (Address of principal executive offices) (Zip Code)

                                 (248) 645-9220
              (Registrant's telephone number, including area code)

           Securities registered pursuant to Section 12(g) of the Act:
             $1,000 per unit, units of limited partnership interest

     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 [ ]

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the
best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-Q or any amendment to this
Form 10-Q [ ]

Indicate by check mark whether the Registrant is a large accelerated filer, an
accelerated filer, or a non-accelerated filer. See definition of "accelerated
filer and large accelerated filer" in Rule 12b-2 of the Exchange Act. (Check
one):

Large Accelerated Filer [ ]   Accelerated filer [ ]   Non-accelerated filer [X]

Indicate by check mark whether the Registrant is a shell company (as defined in
Rule 12b-2 of the Exchange Act) Yes [ ] No [X]

<PAGE>

              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                                      INDEX

<TABLE>
<CAPTION>
                                                                            Page
                                                                            ----
<S>                                                                         <C>
PART I   FINANCIAL INFORMATION

ITEM 1.  FINANCIAL STATEMENTS

         Balance Sheets March 31, 2006 (Unaudited) and December 31, 2005      3

         Statements of Operations Three months ended March 31, 2006
         and 2005 (Unaudited)                                                 4

         Statement of Partner's Equity (Deficit) Three months ended
         March 31, 2006 (Unaudited)                                           4

         Statements of Cash Flows Three months ended March 31, 2006
         and 2005 (Unaudited)                                                 5

         Notes to Financial Statements March 31, 2006 (Unaudited)             6

ITEM 1A. RISK FACTORS                                                         6

ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
         RESULTS OF OPERATIONS                                                9

ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK          12

ITEM 4.  CONTROLS AND PROCEDURES                                             13

PART II  OTHER INFORMATION

ITEM 1.  LEGAL PROCEEDINGS                                                   13

ITEM 6.  EXHIBITS                                                            13
</TABLE>

<PAGE>

              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                                 BALANCE SHEETS

<TABLE>
<CAPTION>
ASSETS                                        MARCH 31, 2006   DECEMBER 31, 2005
------                                        --------------   -----------------
                                               (UNAUDITED)
<S>                                           <C>              <C>
Properties:
   Land                                         $ 5,280,000       $ 5,280,000
   Buildings And Improvements                    26,568,826        26,509,706
   Furniture And Fixtures                           250,094           241,169
                                                -----------       -----------
                                                 32,098,920        32,030,875
   Less Accumulated Depreciation                 15,736,296        15,504,359
                                                -----------       -----------
                                                 16,362,624        16,526,516
Cash And Cash Equivalents                           192,474           554,668
Cash - Security Escrow                              305,158           305,158
Unamortized Finance Costs                            87,048           108,548
Manufactured Homes and Improvements                  36,569           996,878
Other Assets                                        968,406           602,787
                                                -----------       -----------
Total Assets                                    $17,952,279       $19,094,555
                                               -----------        -----------
</TABLE>

<TABLE>
<CAPTION>
LIABILITIES AND PARTNERS' DEFICIT             MARCH 31, 2006   DECEMBER 31, 2005
---------------------------------             --------------   -----------------
                                                (UNAUDITED)
<S>                                           <C>              <C>
Note Payable-Bank                              $  1,360,000      $  1,397,500
Accounts Payable                                    462,598           695,415
Other Liabilities                                   961,608           676,551
Note Payable-Affiliate                               89,177           920,714
Mortgage Payable                                 30,641,501        30,762,766
                                               ------------      ------------
Total Liabilities                              $ 33,514,884      $ 34,452,946
Partners' Equity (Deficit) :
   General Partner                               (5,921,095)       (5,800,252)
   Class A Limited Partners                     (11,042,766)      (10,920,514)
   Class B Limited Partners                       1,401,256         1,362,375
                                               ------------      ------------
Total Partners' Deficit                         (15,562,605)      (15,358,391)
                                               ------------      ------------
Total Liabilities And
   Partners' Deficit                           $ 17,952,279      $ 19,094,555
                                               ------------      ------------
</TABLE>

                        See Notes to Financial Statements


                                        3

<PAGE>

               UNIPROP MANUFACTURED HOUSING COMMUNITES INCOME FUND
                         A MICHIGAN LIMITED PARTNERSHIP

STATEMENTS OF OPERATIONS

<TABLE>
<CAPTION>
                                                                     THREE MONTHS ENDED
                                                              -------------------------------
                                                              March 31, 2006   March 31, 2005
                                                              --------------   --------------
                                                                (Unaudited)      (Unaudited)
<S>                                                           <C>              <C>
Income:
   Rental Income                                                $1,835,396       $1,938,347
   Home Sale Income                                                954,654          394,700
   Other                                                           407,960          103,262
                                                                ----------       ----------
Total Income                                                    $3,198,010       $2,436,309
                                                                ----------       ----------

Operating Expenses:
   Administrative Expenses
   (Including  $107,343 and $101,811 in Property Management
   Fees Paid to An Affiliate for the Three Month Period
   Ended March 31, 2006 and 2005, Respectively)                    665,465          502,452
   Property Taxes                                                  251,793          244,308
   Utilities                                                       161,649          141,221
   Property Operations                                             290,294          312,316
   Depreciation                                                    231,937          232,399
   Interest                                                        696,630          662,884
   Home Sale Expense                                             1,004,456          399,070
                                                                ----------       ----------
Total Operating Expenses                                        $3,302,224       $2,494,650
                                                                ----------       ----------
Net (Loss)                                                       ($104,214)        ($58,341)
                                                                ----------       ----------
Income (Loss) Per Limited Partnership Unit:
   Class A                                                          ($6.04)          ($4.83)
   Class B                                                      $     3.98       $     5.22

Distribution Per Limited Partnership Unit
   Class A                                                      $     0.00       $     3.00
   Class B                                                      $     0.00       $     3.00

Weighted Average Number Of Limited
   Partnership Units Outstanding
   Class A                                                          20,230           20,230
   Class B                                                           9,770            9,770
</TABLE>

STATEMENT OF PARTNER'S EQUITY (DEFICIT) (UNAUDITED)

<TABLE>
<CAPTION>
                                            Total      General Partner   Class A Limited   Class B Limited
                                         -----------   ---------------   ---------------   ---------------
<S>                                      <C>           <C>               <C>               <C>
Beginning Balance of December 31, 2005   (15,358,391)    (5,800,252)       (10,920,514)       1,362,375
Net Income (Loss)                           (104,214)       (20,843)          (122,252)          38,881
Distributions                               (100,000)      (100,000)                 0                0
                                         -----------     ----------        -----------        ---------
BALANCE AS OF MARCH 31, 2006             (15,562,605)    (5,921,095)       (11,042,766)       1,401,256
</TABLE>

                        See Notes to Financial Statements


                                        4

<PAGE>

              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND
                         A MICHIGAN LIMITED PARTNERSHIP

STATEMENTS OF CASH FLOWS
(UNAUDITED)

<TABLE>
<CAPTION>
                                                                    THREE MONTHS ENDED
                                                             -------------------------------
                                                             March 31, 2006   March 31, 2005
                                                             --------------   --------------
<S>                                                          <C>              <C>
Cash Flows From Operating Activities:
   Net (Loss)                                                  ($104,214)       ($ 58,341)
                                                               ---------        ---------
Adjustments To Reconcile Net (Loss)
   To Net Cash Provided By
   Operating Activities:
   Depreciation                                                  231,937          232,399
   Amortization                                                   21,500           21,500
   (Increase) Decrease in Homes and Improvements                 204,130           31,945
   (Increase) Decrease In Other Assets                          (365,619)        (318,514)
   Increase  (Decrease) In Accounts Payable                     (232,817)          40,469
   Increase (Decrease)  In Other Liabilities                     285,057          221,518
                                                               ---------        ---------
Total Adjustments:                                               144,188          229,317
                                                               ---------        ---------
   Net Cash Provided By
      Operating Activities                                        39,974          170,976
                                                               ---------        ---------
Cash Flows Used In Investing  Activities:
   Capital Expenditures                                          (68,045)        (143,803)
                                                               ---------        ---------
Cash Flows From Financing Activities:
   Net Borrowing (Payments) on Line of Credit                    (37,500)         265,000
   Distributions To Partners                                    (100,000)        (271,000)
   (Payments on) Proceeds from Note Payable - Affiliate          (75,358)          92,974
   Principal Payments on Mortgage                               (121,265)        (112,393)
                                                               ---------        ---------
Net Cash Used In                                                (334,123)         (25,419)
                                                               ---------        ---------
Financing Activities
Increase (Decrease) In Cash and Equivalents                     (362,194)           1,754
Cash and Equivalents, Beginning                                  554,668          200,760
                                                               ---------        ---------
Cash and Equivalents, Ending                                   $ 192,474        $ 202,514
                                                               ---------        ---------
</TABLE>

                        See Notes to Financial Statements


                                        5

<PAGE>

              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                           March 31, 2006 (Unaudited)

1.   BASIS OF PRESENTATION:

The accompanying unaudited 2006 financial statements have been prepared in
accordance with generally accepted accounting principles for interim financial
information and with the instructions to Form 10-Q and Article 10 of Regulation
S-X. Accordingly, they do not include all of the information and footnotes
required by generally accepted accounting principles for complete financial
statements. In the opinion of management, all adjustments (consisting of normal
recurring accruals) considered necessary for a fair presentation have been
included. The balance sheet at December 31, 2005 has been derived from the
audited financial statements at that date. Operating results for the three
months ended March 31, 2006 are not necessarily indicative of the results that
may be expected for the year ending December 31, 2006, or for any other interim
period. For further information, refer to the consolidated financial statements
and footnotes thereto included in the Partnership's Form 10-K for the year ended
December 31, 2005.

2.   RELATED PARTY TRANSACTION

On February 28, 2006, the Partnership sold its manufactured home inventory to an
affiliate of the General Partner for its fair market value of $875,197. The fair
market value was determined using The Manufactured Housing Appraisal Guide of
the National Automobile Dealers Association, as well as, comparables in each
market. Proceeds of the sale were used to pay off the $756,179 line of credit
with the buyer, Uniprop Homes, Inc., and the balance of $119,019 was received in
cash.

3.   CONTINGENCIES

A group of current residents, on March 4, 2005 filed a class action lawsuit in
the Circuit Court of Oakland County against the Partnership and the General
Partner of the Partnership claiming that the Old Dutch Farms community did not
honor its obligations with respect to operating various aspects of the
community. The class action status of the Plaintiffs was denied by the court. A
number of residents did choose to pursue their claims individually. The
Partnership has negotiated a settlement with the individual resident group of
$71,000, which has been accrued as of March 31, 2006.

ITEM 1A. RISK FACTORS

                FACTORS THAT MAY AFFECT FUTURE OPERATING RESULTS

The following risks and uncertainties could cause our business, financial
condition or results of operations to be materially adversely affected. In that
case, we might not be able to pay distributions on our Units, the net asset
values of the Units could decline, and a Unit holder might lose all or a portion
of its investment.


                                       -6-

<PAGE>

1.   REAL ESTATE INVESTMENTS. The Partnership's investments are subject to the
     same risks generally incident to the ownership of real estate including:
     the uncertainty of cash flow to meet fixed or variable obligations, adverse
     changes in economic conditions, changes in the investment climate for real
     estate, adverse changes in local market conditions, changes in interest
     rates and the availability of mortgage funds or chattel financing, changes
     in real estate tax rates, governmental rules and regulations, acts of God
     and the inability to attract or retain residential tenants.

     Residential real estate, including manufactured housing communities, is
     subject to adverse housing pattern changes and uses, vandalism, rent
     controls, rising operating costs and adverse changes in local market
     conditions such as a decrease in demand for residential housing due to a
     decrease in employment. State governments also often regulate the
     relationship between manufactured housing community owners and residents.

2.   THE GENERAL PARTNER AND ITS AFFILIATES HAVE CONFLICTS OF INTEREST. Although
     the General Partner has a fiduciary duty to manage the Partnership in a
     manner beneficial to the Unit holders, the directors and officers of the
     General Partner have a fiduciary duty to manage the General Partner in a
     manner beneficial to its owners. Furthermore, certain directors and
     officers of the General Partner are directors or officers of affiliates of
     the General Partner. Conflicts of interest may arise between the General
     Partner and its affiliates and the Unit holders. As a result of these
     conflicts, the General Partner may favor its own interests and the
     interests of its affiliates over the interests of the Unit holders.

3.   RELIANCE ON GENERAL PARTNER'S DIRECTION AND MANAGEMENT OF THE PROPERTIES.
     The success of the Partnership will, to a large extent, depend on the
     quality of the management of the Properties by the General Partner and
     affiliates of the General Partner and their collective judgment with
     respect to the operation, financing and disposition of the Properties. To
     the extent that the General Partner and its affiliates are unable to hire
     and retain quality management talent, the Partnership's financial results
     and operations may be adversely affected.

4.   FEDERAL INCOME TAX RISKS. Federal income tax considerations will affect
     materially the economic consequences of an investment in the Properties.
     The tax consequences of the Partnership's activities are complex and
     subject to many uncertainties. Changes in the federal income tax laws or
     regulations may adversely affect the Partnership's financial results and
     its ability to make distributions to the Unit holders. Additionally, the
     tax benefits enjoyed by the Unit holders may be reduced or eliminated.

5.   LIMITED LIQUIDITY OF THE UNITS. The transfer of Units is subject to certain
     limitations. The public market for such Units is limited. Unit Holders may
     not be able to liquidate their investment promptly or at favorable prices,
     if at all.


                                       -7-

<PAGE>

6.   COMPETITION. The business of owning and operating residential manufactured
     housing communities is highly competitive. The Partnership competes with a
     number of established communities having greater financial resources.
     Moreover, there has been a trend for manufactured housing community
     residents to purchase home sites either collectively or individually.
     Finally, the popularity and affordability of site built homes has also
     increased in recent years while the availability of chattel financing has
     decreased. These trends have resulted in increased competition for tenants
     to occupy the Partnership properties.

7.   MANAGEMENT AND CONTROL OF PARTNERSHIP AFFAIRS. The General Partner is
     vested with full authority as to the general management and supervision of
     the business affairs of the Partnership. The Unit Holders do not have the
     right to participate in the management of the Partnership or its
     operations. However, the vote of Unit Holders holding more than 50% of the
     outstanding interests is required to: (a) amend the Partnership Agreement;
     (b) approve or disprove the sale in one, or a series of, transactions of
     all or substantially all of the assets of the Partnership; (c) dissolve the
     Partnership; (d) remove the General Partner; or (e) approve certain actions
     by the General Partner that the Consultant recommends against.

8.   UNINSURED LOSSES. The Partnership carries comprehensive insurance,
     including liability, fire and extended coverage, and rent loss insurance
     which is customarily obtained for real estate projects. There are certain
     types of losses, however, that may be uninsurable or not economically
     insurable such as certain damage caused by a hurricane. If such losses were
     to be incurred, the financial position and operations of the Partnership as
     well as the Partnership's ability to make distributions would be adversely
     affected.

9.   ENVIRONMENTAL MATTERS. Because the Partnership deals with real estate, it
     is subject to various federal, state and local environmental laws, rules
     and regulations. Changes in such laws, rules and regulations may cause the
     Partnership to incur increased costs of compliance which may have a
     material adverse effect on the operations of the Partnership and its
     ability to make distributions to Unit holders.

10.  NO GUARANTEE OF DISTRIBUTIONS. The General Partner may withhold cash for
     extended periods of time if such cash is necessary to build cash reserves
     or for the conduct of the Partnership's business. A Unit holder will be
     required to pay federal income taxes, and, in some cases, state and local
     income taxes on the Unit holder's share of the Partnership's taxable
     income, whether or not cash distributions are made by the Partnership. A
     Unit holder may not receive cash distributions from the Partnership equal
     to the holder's share of taxable income or even equal to the tax liability
     that results from the Unit holder's share of the Partnership's taxable
     income.

11.  THE PARTNERSHIP MAY NOT BE ABLE TO GENERATE SUFFICIENT WORKING CAPITAL TO
     FUND ITS OPERATIONS. There can be no assurance that the Partnership will
     generate sufficient working capital from operations to operate the business
     or to fund distributions. Further, there can be no assurance that the
     Partnership will be able to borrow additional funds on terms favorable to
     the Partnership, if at all, to meet unanticipated working capital needs or
     to make distributions to the Unit holders.


                                       -8-

<PAGE>

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
     OF OPERATIONS

Capital Resources

The Partnership's capital resources consist primarily of its four manufactured
housing communities. On March 25, 1997 the Partnership borrowed $33,500,000 from
Nomura Asset Capital Corporation (the "Financing"). It secured the Financing by
placing liens on its four communities. As a result of the Financing, the
Partnership distributed $30,000,000 to the Limited Partners, which represented a
full return of the original capital contributions of $1,000 per unit.

On February 28, 2006, the Partnership sold its manufactured home inventory to an
affiliate of the General Partner for its fair market value of $875,197. The fair
market value was determined using The Manufactured Housing Appraisal Guide of
the National Automobile Dealers Association, as well as, comparables in each
market. The consideration for the sale was used to reduce the $756,179 line of
credit with the buyer, Uniprop Homes, Inc., and the balance of $119,019 was
received in cash.

Liquidity

As a result of the Financing, the Partnership's four properties are mortgaged.
At the time of the Financing, the aggregate principal amount due under the four
mortgage notes was $33,500,000 and the aggregate fair market value of the
Partnership's mortgaged properties was $53,200,000. The Partnership expects to
meet its short-term liquidity needs generally through its working capital
provided by operating activities.

The Partnership's long-term liquidity is based, in part, upon its investment
strategy. The properties owned by the Partnership were anticipated to be held
for seven to ten years after their acquisition. All of the properties have been
owned by the Partnership more than ten years. The General Partner may elect to
have the Partnership own the properties for as long as, in the opinion of the
General Partner, it is in the best interest of the Partnership to do so. As of
March 31, 2006, the Partnership's cash balance amounted to $192,474.

The Partnership has a renewable $1,000,000 line of credit with National City
Bank of Michigan/Illinois. The interest rate floats at 180 basis points above 1
month LIBOR which was 6.62% at March 31, 2006. As of March 31, 2006 the
outstanding balance of this credit facility was $660,000.


                                       -9-

<PAGE>

The quarterly Partnership Management Distribution due to the General Partner
during the first quarter results was $161,500, or one-fourth of 1.0% of the most
recent appraised value of the properties held by the Partnership ($64,600,000 x
1/4 %= $161,500). The General Partner decided to forego $61,500 of this
distribution resulting in a net amount of $100,000 paid by the Partnership. The
amount foregone is not payable at a future date.

The General Partner has continued to suspend payment of the Incentive Management
Distribution during this quarter.

Results of Operations

OVERALL, as illustrated in the tables below, the four properties had a combined
average occupancy of 73% at the end of March 2006, versus 77% a year ago. The
average monthly rent in March 2006 was approximately $497; compared to the $487
average monthly rent in March 2005 (average rent not a weighted average).

<TABLE>
<CAPTION>
                             Total    Occupied   Occupancy   Average*
                           Capacity     Sites       Rate       Rent
                           --------   --------   ---------   --------
<S>                        <C>        <C>        <C>         <C>
Aztec Estates                  645        562        87%       $545
Kings Manor                    314        279        89         550
Old Dutch Farms                293        150        51         450
Park of the Four Seasons       572        374        65         444
                             -----      -----       ---        ----

Total on 3/31/06:            1,824      1,365        73%       $497
Total on 3/31/05:            1,824      1,397        77%       $487
</TABLE>

*    Not a weighted average


                                      -10-

<PAGE>

<TABLE>
<CAPTION>
                                 GROSS REVENUE               NET (LOSS)
                              Three months ended        THREE MONTHS ENDED
                           -----------------------   -----------------------
                            3/31/2006    3/31/2005    3/31/2006    3/31/2005
                           ----------   ----------   ----------   ----------
<S>                        <C>          <C>          <C>          <C>
Aztec Estates              $1,377,641   $  966,447   $  531,776   $  353,356
Kings Manor                   801,349      591,368      363,634      284,461
Old Dutch Farms               401,434      252,693      (34,938)      95,708
Park of the Four Seasons      613,842      623,630      245,036      331,718
                           ----------   ----------   ----------   ----------
                           $3,194,266   $2,434,138   $1,105,508   $1,065,243
Partnership
   Management              $    3,744   $    2,171     (152,715)     (83,910)
Other Expenses                                         (128,440)    (144,391)
Interest Expense                                       (696,630)    (662,884)
Depreciation                                           (231,937)    (232,399)
                                                     ----------   ----------
TOTAL:                     $3,198,010   $2,436,309    ($104,214)    ($58,341)
                           ==========   ==========   ==========   ==========
</TABLE>

COMPARISON OF QUARTER ENDED MARCH 31, 2006 TO QUARTER ENDED MARCH 31, 2005

Gross revenues increased $761,701 to $3,198,010 in 2006, as compared to
$2,436,309 in 2005. The increase was the result of the sale of the home
inventory to Uniprop Homes, Inc., as previously discussed.

As described in the Statements of Operations, total operating expenses were
$807,574 higher, moving from $2,494,650 to $3,302,224. The increase was also due
to the sale of the home inventory to Uniprop Homes, Inc.

As a result of the aforementioned factors, the Partnership had a net loss of
$104,214 for the first quarter of 2006 compared to a net loss of $58,341 for the
same quarter of the prior year.


                                      -11-

<PAGE>

ITEM 3.

                          QUANTITATIVE AND QUALITATIVE
                          DISCLOSURES ABOUT MARKET RISK

The Partnership is exposed to interest rate rise primarily through its borrowing
activities. There is inherent roll over risk for borrowings as they mature and
are renewed at current market rates. The extent of this risk is not quantifiable
or predictable because of the variability of future interest rates and the
Partnership's future financing requirements.

     Note Payable: At March 31, 2006, the Partnership had a note payable
outstanding in the amount of $30,641,501. Interest on this note is at a fixed
annual rate of 8.24% through July 2007.

     Line-of-Credit: At March 31, 2006 the Partnership owed $660,000 under its
line-of-credit agreement, whereby interest is charged at a variable rate of
1.80% in excess of One Month LIBOR which was 6.62% as of March 31, 2006.

     Term-Note: The Partnership has obtained an unsecured term note with
National City Bank of the Midwest for $750,000, requiring monthly payments of
$12,500 plus interest at LIBOR plus 1.80% which was 6.62% at March 31, 2006 and
is due on October 19, 2010. This term note was established for the cost of the
sewer connection at Old Dutch Farms. The outstanding balance under this
agreement was $700,000 at March 31, 2006.

     Note Payable - Affiliate: The Partnership has an unsecured note with an
affiliated entity that expires in January 2011 used for financing the purchase
of managers' homes. Interest on the outstanding balance is charged at a fixed
rate of 12%. The outstanding balance under this agreement was $89,177 as of
March 31, 2006.

A 10% adverse change in interest rates of the portion of the Partnership's debt
bearing interest at variable rates would result in an increase in interest
expense of less than $10,000 annually.

The Partnership does not enter into financial instruments transactions for
trading or other speculative purposes or to manage its interest rate exposure.


                                      -12-

<PAGE>

ITEM 4. CONTROLS AND PROCEDURES

As of the end of the period covered by this report, the Partnership carried out
an evaluation, under the supervision and with the participation of the Principal
Executive Officer and the Principal Financial Officer, of the effectiveness of
the design and operation of our disclosure controls and procedures pursuant to
Exchange Act Rule 13a-15. Based upon, and as of the date of, this evaluation,
the Principal Executive Officer and the Principal Financial Officer concluded
that our disclosure controls and procedures are effective to ensure that
information required to be disclosed in the quarterly report is recorded,
processed, summarized and reported as and when required.

There was no change in the Partnership's internal controls over financial
reporting that occurred during the most recent completed quarter that has
materially affected, or is reasonably likely to materially affect, the
Partnership's internal control over financial reporting.

PART II - OTHER INFORMATION

ITEM 1. LEGAL PROCEEDING

See Note 3 of the Notes to Unaudited Financial Statements for information
concerning legal proceedings.

ITEM 6. EXHIBITS

<TABLE>
<S>            <C>
EXHIBIT 31.1   Principal Executive Officer Certification pursuant to Rule 13a-14(a)/15d-
               14(a) of The Securities and Exchange Act of 1934, as amended

EXHIBIT 31.2   Principal Financial Officer Certification pursuant to Rule 13a-14(a)/15d-
               14(a) of The Securities and Exchange Act of 1934, as amended

EXHIBIT 32.1   Certifications pursuant to 18 U.S C. Section 1350, as adopted pursuant to
               Section 906 of the Sarbanes -Oxley Act of 2002.
</TABLE>


                                      -13-

<PAGE>

                                   SIGNATURES

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

                                            Uniprop Manufactured Housing
                                            Communities Income Fund,
                                            A Michigan Limited Partnership

                                        BY: P.I. Associates Limited Partnership,
                                            A Michigan Limited Partnership,
                                            its General Partner


                                        BY: /s/ Paul M. Zlotoff
                                            ------------------------------------
                                            Paul M. Zlotoff, General Partner


                                        BY: /s/ Joel Schwartz
                                            ------------------------------------
                                            Joel Schwartz, Principal
                                            Financial Officer

Dated: May 12, 2006

<PAGE>

                                  EXHIBIT INDEX

<TABLE>
<CAPTION>
EXHIBIT NO.    DESCRIPTION
-----------    -----------
<S>            <C>
EXHIBIT 31.1   Principal Executive Officer Certification pursuant to Rule 13a-14(a)/15d-
               14(a) of The Securities and Exchange Act of 1934, as amended

EXHIBIT 31.2   Principal Financial Officer Certification pursuant to Rule 13a-14(a)/15d-
               14(a) of The Securities and Exchange Act of 1934, as amended

EXHIBIT 32.1   Certifications pursuant to 18 U.S C. Section 1350, as adopted pursuant to
               Section 906 of the Sarbanes -Oxley Act of 2002.
</TABLE>