<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 September 30, 2005             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 an accelerated filer (as
defined in Exchange Act Rule 12b-2).

                                Yes [ ]   No [X]

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

                                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 September 30, 2005 (Unaudited) and
        December 31, 2004
                                                                             3
        Statements of Operations
        Nine months ended September 30, 2005 and 2004 Three months
        ended September 30, 2005 and 2004 (Unaudited)                        4

        Statement of Partner's Equity (Deficit) Nine months
        ended September 30, 2005 (Unaudited)                                 4

        Statements of Cash Flows Nine months ended September 30, 2005
        and 2004 (Unaudited)                                                 5

        Notes to Financial Statements September 30, 2005 (Unaudited)         6

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
        AND RESULTS OF OPERATIONS                                            7-9

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK          10

ITEM 4. CONTROLS AND PROCEDURES                                             11

PART II OTHER INFORMATION

ITEM I. LEGAL PROCEEDINGS                                                   11

ITEM 6. EXHIBITS                                                            11
</TABLE>

<PAGE>

              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND
                         A MICHIGAN LIMITED PARTNERSHIP

BALANCE SHEETS

<TABLE>
<CAPTION>
ASSETS                                SEPTEMBER 30, 2005   DECEMBER 31, 2004
                                      ------------------   -----------------
                                          (Unaudited)
<S>                                   <C>                  <C>
Properties:
   Land                                  $  5,280,000        $  5,280,000
   Buildings And Improvements              26,177,405          25,947,317
   Furniture And Fixtures                     237,785             229,879
                                           31,695,190          31,457,196
                                         ------------        ------------

   Less Accumulated Depreciation          (15,430,586)        (14,734,193)
                                           16,264,604          16,723,003
                                         ------------        ------------
Cash And Cash Equivalents                     129,705             200,760
Cash - Security Escrow                        305,158             305,158
Unamortized Finance Costs                     130,048             194,548
Manufactured Homes and Improvements         1,545,836           1,155,899
Other Assets                                1,400,276             751,371
                                         ------------        ------------
Total Assets                             $ 19,775,627        $ 19,330,739
                                         ------------        ------------
</TABLE>

<TABLE>
<CAPTION>
LIABILITIES AND PARTNERS' DEFICIT     SEPTEMBER 30, 2005   DECEMBER 31, 2004
                                      ------------------   -----------------
                                          (UNAUDITED)
<S>                                   <C>                  <C>
Line of Credit                           $    660,000        $     40,000
Accounts Payable                              269,383             176,661
Other Liabilities                           1,027,615             708,052
Note Payable -Affiliate                     1,257,891             565,190
Note Payable                               30,874,770          31,190,519

Total Liabilities                          34,089,659          32,680,422
                                         ------------        ------------
Partners' Equity (Deficit) :
   General Partner                         (5,462,180)         (4,884,110)
   Class A Limited Partners               (10,365,865)         (9,907,130)
   Class B Limited Partners                 1,514,013           1,441,557

Total Partners' Deficit                   (14,314,032)        (13,349,683)

Total Liabilities And
   Partners' Deficit                     $ 19,775,627        $ 19,330,739
                                         ------------        ------------
</TABLE>

                        See Notes to Financial Statements


                                       -3-

<PAGE>

              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND
                         A MICHIGAN LIMITED PARTNERSHIP

<TABLE>
<CAPTION>
                                                                            NINE MONTHS ENDED             THREE MONTHS ENDED
                                                                       ---------------------------   ---------------------------
STATEMENTS OF OPERATIONS                                               Sept 30,2005   Sept 30,2004   Sept 30,2005   Sept 30,2004
                                                                       ------------   ------------   ------------   ------------
                                                                        (unaudited)    (unaudited)    (unaudited)    (unaudited)
<S>                                                                    <C>            <C>            <C>            <C>
Revenue
   Rental Income                                                        $5,699,489     $6,044,621     $1,868,609     $1,973,889
   Home Sale Income                                                      1,406,963      1,434,245        295,329        432,320
   Other                                                                   324,042        308,393        108,343        105,953
                                                                        ----------     ----------     ----------     ----------

Total Revenue                                                           $7,430,494     $7,787,259     $2,272,281     $2,512,162
                                                                        ----------     ----------     ----------     ----------
Operating Expenses:
   Administrative Expenses
   (Including  $299,972, $316,947,$98,273 and $103,722 in Property
   Management Fees Paid to An Affiliate for the Nine and Three Month
   Period Ended Sept 30, 2005 and 2004, respectively)                    1,461,875      1,547,813        476,051        499,642
   Property Taxes                                                          731,724        731,601        243,657        243,867
   Utilities                                                               404,513        404,965        126,481        125,307
   Property Operations                                                     929,187        961,991        322,922        335,813
   Depreciation And Amortization                                           760,894        714,405        253,611        237,531
   Interest                                                              1,940,895      1,974,475        651,065        659,046
   Home Sale Expense                                                     1,346,755      1,354,980        296,032        456,684
                                                                        ----------     ----------     ----------     ----------

Total Operating Expenses                                                $7,575,843     $7,690,230     $2,369,819     $2,557,890
                                                                        ----------     ----------     ----------     ----------

Net Income (Loss)                                                        ($145,349)    $   97,029       ($97,538)      ($45,728)
                                                                        ----------     ----------     ----------     ----------

Income (Loss) Per Limited Partnership Unit:
   Class A                                                                 ($13.68)        ($6.61)        ($5.87)        ($4.27)
   Class B                                                              $    16.42     $    21.64     $     4.17     $     5.11

Distribution Per Limited Partnership Unit
   Class A                                                              $     9.00     $     9.00     $     3.00     $     3.00
   Class B                                                              $     9.00     $     9.00     $     3.00     $     3.00

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

STATEMENT OF PARTNERS' EQUITY (DEFICIT) (UNAUDITED)

<TABLE>
<CAPTION>
                                                                         General       Class A     Class B
                                                                         Partner       Limited     Limited       Total
                                                                       ----------   -----------   ---------   -----------
<S>                                                                    <C>          <C>           <C>         <C>
Beginning Balance as of December 31, 2004                              (4,884,110)   (9,907,130)  1,441,557   (13,349,683)
Net Income (Loss)                                                         (29,070)     (276,665)    160,386      (145,349)
Distributions                                                            (549,000)     (182,070)    (87,930)     (819,000)
                                                                       ----------   -----------   ---------   -----------

BALANCE AS OF SEPT 30, 2005                                            (5,462,180)  (10,365,865)  1,514,013   (14,314,032)
                                                                       ----------   -----------   ---------   -----------
</TABLE>

                       See Notes to Financial Statements

                                       -4-

<PAGE>

              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND
                         A MICHIGAN LIMITED PARTNERSHIP

<TABLE>
<CAPTION>
                                                                 NINE MONTHS ENDED

STATEMENTS OF CASH FLOWS (UNAUDITED)                  SEPTEMBER 30, 2005   SEPTEMBER 30, 2004
                                                      ------------------   ------------------
                                                          (unaudited)          (unaudited)
<S>                                                   <C>                  <C>
Cash Flows From Operating Activities:
   Net Income (Loss)                                       ($145,349)          $   97,029
                                                          ----------           ----------
Adjustments To Reconcile Net Income (Loss)
   To Net Cash Provided By
   Operating Activities:
   Depreciation                                              696,394              649,905
   Amortization                                               64,500               64,500
   Decrease (Increase) In Homes & Improvements              (389,938)              71,689
   (Increase) Decrease  In Other Assets                     (648,905)              (9,200)
   Increase (Decrease) In Accounts Payable                    92,721               48,731
   Increase (Decrease) In Other Liabilities                  319,563              314,841
                                                          ----------           ----------
Total Adjustments:                                           134,335            1,140,466
                                                          ----------           ----------
   Net Cash Provided (Used) By
      Operating Activities                                   (11,014)           1,237,495
                                                          ----------           ----------
Cash Flows (Used) Provided By Investing Activities:
   Capital Expenditures                                     (237,994)            (228,620)
                                                          ----------           ----------
Cash Flows From Financing Activities:
   Net Borrowing on Line of Credit                           620,000              126,236
   Distributions To Partners                                (819,000)            (805,375)
   Proceeds from Affiliate loan                              692,701                    0
   Principal Payments on Note Payable                       (315,749)            (282,263)
                                                          ----------           ----------
Net Cash (Used) Provided By Financing Activities             177,952             (961,402)
                                                          ----------           ----------
(Decrease) Increase In Cash and Equivalents                  (71,055)              47,473

Cash and Equivalents, Beginning                              200,760              258,423
                                                          ----------           ----------
Cash and Equivalents, Ending                              $  129,705           $  305,896
                                                          ----------           ----------
</TABLE>

                        See Notes to Financial Statements


                                       -5-

<PAGE>

              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                         September 30, 2005 (Unaudited)

1.   BASIS OF PRESENTATION:

The accompanying unaudited 2005 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, 2004 has been derived from the
audited financial statements at that date. Operating results for the nine months
ended September 30, 2005 are not necessarily indicative of the results that may
be expected for the year ending December 31, 2005, 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, 2004. Certain prior year amounts have been reclassified to conform
with the current year presentation.

2.   Commitments and 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 complaint requests damages, costs and injunctive relief. The
Partnership intends to vigorously defend against this claim. The amount of
potential liability, if any, is indeterminable at the time.

The City of Novi, Michigan, as of February 11, 2004 filed a lawsuit in the
Circuit Court of Oakland County against the Partnership to compel the Old Dutch
Farms community to connect to the City of Novi sanitary sewer system. The
Partnership has reached a settlement agreement with the City of Novi. The
Partnership will pay tap and city fees of $745,000 based on an estimated sewer
use by the residents, subject to adjustments after a three year monitoring
period based on actual meter reading sewer usage. The cost of connection and
removal of the current sanitary sewer system is estimated to be approximately
$128,000. The Partnership anticipates these cost will be incurred during the
last three months of 2005.

In connection with the settlement agreement, the partnership has obtained an
unsecured $750,000 note payable to a bank requiring monthly payments of $12,500
plus interest at LIBOR plus 1.8% and is due in five years. There was no
outstanding balance under this agreement at September 30, 2005.


                                       -6-

<PAGE>

Subsequent Event

Hurricane Wilma struck two of the Partnership's communities - Aztec Estates and
Kings Manor - on October 24, 2005. The extent of the damage is still being
determined. The General Partner believes that much of the economic damage from
the hurricane is insured and will be recoverable. The damage from the hurricane
has also indefinitely delayed the closing of the proposed refinancing of the
properties. As a result of the uncertainty regarding the amount and timing of
clean-up costs and insurance proceeds, the General Partner has decided to forego
the declaration of a distribution that would have been paid in the Fourth
Quarter either from operating results or the postponed refinancing.

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.

At September 30, 2005, the Partnership was not in compliance with a loan
covenant that limits the Partnership from entering into any debt agreements to
finance the purchase of manufactured homes in an aggregate amount exceeding
$750,000. The Partnership has been in the process of refinancing the Financing
which would have, among other matters, raised this limit such that the
Partnership would be in compliance. The closing of this refinancing, however,
has been delayed beyond the planned closing of September 30, 2005 and remains
uncertain because of the damages to the Florida communities caused by an
unforeseen event; namely, Hurricane Wilma. Under the loan agreement, the Lender
has several options as a result of noncompliance with the loan covenant.
Management's intention, however, is to either receive a waiver from the Lender,
close on the planned refinance or pay down debt in order to be in compliance
with the Partnership's current loan agreement by December 31, 2005.

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 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.

The Partnership has a renewable $1,000,000 line of credit with Uniprop Home
Finance, an affiliate entity. The interest rate is at prime minus .5% which was
6.25% at September 30, 2005. The sole purpose of the line of credit is to
purchase new and used homes to use as model homes offered for sale within the
Partnership's communities. As of September 30, 2005, the outstanding balance on
the line of credit was $1,257,891.

The Partnership has a renewable $1,000,000 line of credit with National City
Bank of Michigan/Illinois. The interest rate, on such line of credit, floats 180
basis points above 1 month LIBOR, which on September 30, 2005 was 5.63%. As of
September 30, 2005 the outstanding balance on the line of credit was $660,000.


                                       -7-

<PAGE>

The quarterly Partnership Management Distribution paid to the General Partner
during the third 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 elected to make a total distribution of $112,500 for the
third quarter of 2005 (unchanged from 2004), 80.0% or $90,000, was paid to the
Limited Partners and 20.0% or $22,500 was paid to the General Partner.

While the Partnership is not required to maintain a working capital reserve, the
Partnership has not distributed all the cash generated from operations in order
to build cash reserves. As of September 30, 2005, the Partnership's cash balance
amounted to $129,705. The level of cash balance maintained is at discretion of
the General Partner.

Results of Operations

OVERALL, as illustrated in the tables below, the four properties had a combined
average occupancy of 72% at the end of September 2005 compared to 81% for
September of 2004. The average monthly rent in September 2005 was approximately
$489, compared to $478 average monthly rent in September 2004.

<TABLE>
<CAPTION>
                             Total    Occupied   Occupancy   Average*
                           Capacity     Sites       Rate       Rent
                           --------   --------   ---------   -------
<S>                        <C>        <C>        <C>         <C>
Aztec Estates                  645        456       71%        $529
Kings Manor                    314        295       94          535
Old Dutch Farms                293        169       58          450
Park of the Four Seasons       572        388       68          442
                             -----      -----       --         ----

Total on 9/30/05:            1,824      1,308       72%        $489
Total on 9/30/04:            1,824      1,469       81%        $478
</TABLE>

*    Not a weighted average


                                       -8-

<PAGE>

<TABLE>
<CAPTION>
                              GROSS REVENUE         NET INCOME(LOSS)          GROSS REVENUE          NET INCOME (LOSS)
                         ----------------------  ----------------------  ----------------------  ------------------------
                           9/30/05     9/30/04     9/30/05     9/30/04     9/30/05     9/30/04     9/30/05      9/30/04
                         ----------  ----------  ----------  ----------  ----------  ----------  -----------  -----------
                           three months ended      three months ended       nine months ended        nine months ended
<S>                      <C>         <C>         <C>         <C>         <C>         <C>         <C>          <C>
Aztec Estates            $  903,488  $  931,725  $  368,446  $  320,067  $2,866,753  $3,306,761  $ 1,140,122  $ 1,082,552
Kings Manor                 543,531     547,348     306,287     282,713   1,964,870   1,586,015      939,722      815,406
Old Dutch Farms             233,833     339,227      71,200     127,408     777,385     966,286      250,496      442,052
Park of the Four
   Seasons                  585,678     691,856     292,047     301,272   1,809,553   1,922,730      927,537    1,029,409
                         ----------  ----------  ----------  ----------  ----------  ----------  -----------  -----------
                          2,266,530   2,510,156   1,037,980   1,031,460   7,418,561   7,781,792    3,257,877    3,369,419
Partnership Management:       5,751       2,006     (52,766)    (41,331)     11,933       5,467     (220,857)    (217,045)
Other expenses:                  --          --    (178,076)   (139,280)         --          --     (480,580)    (366,465)
Interest Expense                 --          --    (651,065)   (659,046)         --          --   (1,940,895)  (1,974,475)
Depreciation and
   Amortization                  --          --    (253,611)   (237,531)         --          --     (760,894)    (714,405)
                         ----------  ----------  ----------  ----------  ----------  ----------  -----------  -----------
                         $2,272,281  $2,512,162    ($97,538)   ($45,728) $7,430,494  $7,787,259    ($145,349) $    97,029
</TABLE>

COMPARISON OF THREE MONTHS ENDED SEPTEMBER 30, 2005 TO THREE MONTHS ENDED
SEPTEMBER 30, 2004

Gross revenues decreased $239,881 to $2,272,281 in 2005, as compared to
$2,512,162 in 2004. The decrease was the result of lower occupancy. As described
in the Statements of Operations, total operating expenses were $188,071 lower,
moving to $2,369,819 from $2,557,890. The decrease was due to a decrease in
administrative, property operation and home sale expenses.

As a result of the aforementioned factors, Net loss increased $51,810 for the
third quarter of 2005 compared to the same quarter of the prior year, moving
from ($45,728) for 2004 to ($97,538) for 2005.

COMPARISON OF NINE MONTHS ENDED SEPTEMBER 30, 2005 TO NINE MONTHS ENDED
SEPTEMBER 30, 2004

Gross revenues decreased $356,765 to $7,430,494 in 2005, as compared to
$7,787,259 in 2004. The decrease was the result of lower occupancy. (See table
in previous section.)

As described in the Statements of Operations, total operating expenses were
$114,387 lower, moving from $7,690,230 in 2004 to $7,575,843 in 2005. The
decrease was due to a decrease in administrative and property operations
expenses.

As a result of the aforementioned factors, the Partnership had a net loss of
$145,349 for the first nine months of 2005 compared to Net Income of $97,029 for
the same period in 2004.


                                       -9-

<PAGE>

ITEM 3.

                          QUANTITATIVE AND QUALITATIVE
                          DISCLOSURES ABOUT MARKET RISK

The Partnership is exposed to interest rate risk 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 September 30, 2005 the Partnership had a note payable
outstanding in the amount of $30,874,770. Interest on this note is at a fixed
annual rate of 8.24% through July 2007.

     Line-of-Credit: At September 30, 2005 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 5.63% as of September 30, 2005.

     Term-Note: The Partnership has borrowing availability in the form of an
unsecured term note with National City Bank of the Midwest for $750,000 as of
September 30, 2005. The note requires monthly payments of $12,500 plus interest
at LIBOR plus 1.80% due five years from date of funding. The term note was
established for the cost of the sewer connection at Old Dutch Farms.

     Line-of-Credit for Homes: At September 30, 2005 the partnership had a line
of credit outstanding to an affiliated entity in the amount of $1,257,891,
whereby interest is accrued at prime minus .5% (6.25% at September 30, 2005).

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.


                                      -10-

<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 recently 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 PROCEEDINGS

     See Note 2 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>


                                      -11-

<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, Principal Executive
                                            Officer


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

Dated: November 10, 2005
<PAGE>

                                  EXHIBIT INDEX

<TABLE>
<CAPTION>
EXHIBIT No.                           EXHIBIT 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   Certification pursuant to 18 U.S.C Section 1350, as adopted to
               Section 906 of Sarbanes -Oxley Act of 2002
</TABLE>