<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, 2001             Commission File No. 0-15940



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


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


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

                                 (248) 645-9261
              (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 [ ]


<PAGE>


              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                                INDEX


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

  ITEM 1.   FINANCIAL STATEMENTS

            Balance Sheets
            September 30, 2001 and
            December 31, 2000                                             3

            Statements of Income
            Nine months ended September 30, 2001
            and 2000 and Three months ended
            September 30, 2001 and 2000                                   4

            Statement of Partners' Equity                                 4
            Nine months ended September 30,2001

            Statements of Cash Flows
            Nine months ended September 30, 2001
            and 2000                                                      5

            Notes to Financial Statements                                 6

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

  ITEM 3.   QUANTITATIVE AND QUALITATIVE DISCLOSURES
            ABOUT MARKET RISK                                             10

PART II     OTHER INFORMATION

  ITEM 6.   EXHIBITS AND REPORTS ON FORM 8-K                              11
</TABLE>



                                       -2-


<PAGE>

              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                                 BALANCE SHEETS


<TABLE>
<CAPTION>
ASSETS                                   SEPTEMBER 30, 2001  DECEMBER 31, 2000
                                         ------------------  -----------------
                                           (UNAUDITED)
<S>                                        <C>                <C>
Properties:
  Land                                     $  5,280,000       $  5,280,000
  Buildings And Improvements                 24,432,997         24,350,053
  Furniture And Fixtures                        207,165            201,106
  Manufactured Homes and Improvements         1,342,037          1,022,717
                                           ------------       ------------
                                             31,262,199         30,853,876

  Less Accumulated Depreciation              11,987,529         11,371,988
                                           ------------       ------------
                                             19,274,670         19,481,888

Cash And Cash Equivalents                       538,678            476,829
Cash -Security Escrow                           305,158            231,158
Unamortized Finance Costs                       474,048            538,548
Other Assets                                  1,457,316            966,265
                                           ------------       ------------

Total Assets                               $ 22,049,870       $ 21,694,688
                                           ------------       ------------


<CAPTION>

LIABILITIES AND PART. DEFICIT            SEPTEMBER 30, 2001  DECEMBER 31, 2000
                                         ------------------  -----------------
                                           (UNAUDITED)
<S>                                        <C>                <C>
Line of Credit                             $    270,755       $    300,000
Accounts Payable                                210,878             70,908
Other Liabilities                             1,100,652            738,454
Mortgage Payable                             32,354,305         32,580,418
                                           ------------       ------------


Total Liabilities                          $ 33,936,590       $ 33,689,780

Partners' (Deficit) Equity:
  General Partner                            (3,022,318)        (2,690,242)
  Class A Limited Partners                   (9,383,413)        (9,503,207)
  Class B Limited Partners                      519,011            198,357
                                           ------------       ------------

Total Partners' Deficit                     (11,886,720)       (11,995,092)
                                           ------------       ------------

Total Liabilities And
  Partners' Deficit                        $ 22,049,870       $ 21,694,688
                                           ------------       ------------
</TABLE>

                        See Notes to Financial Statements

                                       -3-


<PAGE>



              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND
                         A MICHIGAN LIMITED PARTNERSHIP




<TABLE>
<CAPTION>
STATEMENTS OF INCOME (UNAUDITED)                             NINE MONTHS ENDED                  THREE MONTHS ENDED
                                                     SEPT. 30,2001     SEPT. 30,2000     SEPT. 30,2001     SEPT. 30,2000
                                                     -------------     -------------     -------------     -------------
                                                      (unaudited)       (unaudited)       (unaudited)       (unaudited)
<S>                                                   <C>               <C>               <C>               <C>
Income:
  Rental Income                                       $6,349,385        $6,282,301        $2,114,167        $2,089,369
  Other                                                  390,060           501,171           140,285           183,737
                                                      ----------        ----------        ----------        ----------

Total Income                                          $6,739,445        $6,783,472        $2,254,452        $2,273,106
                                                      ----------        ----------        ----------        ----------


Operating Expenses:
  Administrative Expenses
  (Including $334,906,$331,584,$112,093 and
  $111,883 in Property Management
  Fees Paid to An Affiliate for the
  Nine and Three Month Periods
  Ended Sept. 30, 2001 and 2000, Respectively)         1,323,593         1,403,074           431,120           428,581
  Property Taxes                                         634,057           633,225           210,568           211,020
  Utilities                                              425,192           386,610           134,149           128,120
  Property Operations                                    766,541           733,576           233,540           254,786
  Depreciation And Amortization                          680,041           714,961           226,680           238,320
  Interest                                             2,031,336         2,041,682           681,930           688,205
                                                      ----------        ----------        ----------        ----------

Total Operating Expenses                              $5,860,760        $5,913,128        $1,917,987        $1,949,032
                                                      ----------        ----------        ----------        ----------

Net Income                                            $  878,685        $  870,344        $  336,465        $  324,074
                                                      ----------        ----------        ----------        ----------


INCOME PER LIMITED PARTNERSHIP UNIT:
  CLASS A                                             $    14.67        $    13.73        $     6.22        $     5.48
  CLASS B                                             $    41.57        $    42.84        $    14.67        $    15.20

DISTRIBUTION PER LIMITED PARTNERSHIP UNIT
  CLASS A                                             $     8.75        $     8.00        $     3.00        $     2.75
  CLASS B                                             $     8.75        $     8.00        $     3.00        $     2.75

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


<CAPTION>


STATEMENT OF PARTNERS' DEFICIT (unaudited)
                                                General Partner      Class A Limited      Class B Limited            TOTAL
<S>                                              <C>                  <C>                  <C>                  <C>
Beginning Balance as of December 31, 2000        ($ 2,690,242)        ($ 9,503,207)        $    198,357         ($11,995,092)
Net Income                                            175,737              296,806              406,142              878,685
Distributions                                        (507,813)            (177,012)             (85,488)            (770,313)
                                                 ------------         ------------         ------------         ------------

BALANCE AS OF SEPTEMBER 30,2001                  ($ 3,022,318)        ($ 9,383,413)        $    519,011         ($11,886,720)
                                                 ------------         ------------         ------------         ------------
</TABLE>


                        See Notes to Financial Statements

                                       -4-

<PAGE>



              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND
                         A MICHIGAN LIMITED PARTNERSHIP



<TABLE>
<CAPTION>
STATEMENTS OF CASH FLOWS
(Unaudited)
                                                        NINE MONTHS ENDED
                                                        SEPTEMBER 30, 2001  SEPTEMBER 30,2000
                                                        ------------------  -----------------
<S>                                                        <C>                 <C>
Cash Flows From Operating Activities:
  Net Income                                               $   878,685         $   870,344
                                                           -----------         -----------

Adjustments To Reconcile Net Income
 To Net Cash Provided By
  Operating Activities:
  Depreciation                                                 615,541             650,461
  Amortization                                                  64,500              64,500
 (Increase) Decrease In Other Assets                          (565,051)           (515,714)
  Increase  (Decrease) In Accounts Payable                     139,970             (49,281)
  Increase (Decrease) Other Liabilities                        362,198             248,720
                                                           -----------         -----------

Total Adjustments:                                             617,158             398,686
                                                           -----------         -----------

    Net Cash Provided By (Used In)
      Operating Activities                                   1,495,843           1,269,030
                                                           -----------         -----------

Cash Flows From Investing  Activities:
  Capital Expenditures                                        (408,323)           (127,570)
                                                           -----------         -----------
Net Cash Provided By (Used In)
  Investing Activities                                         408,323            (127,570)
                                                           -----------         -----------

Cash Flows From Financing Activities:
(Net Payments) Advances from Line of Credit                    (29,245)           (225,000)
  Distributions To Partners                                   (770,313)           (736,626)
  Principal Payments on Mortgage                              (226,113)           (224,023)
                                                           -----------         -----------

Net Cash Provided By (Used In) Financing Activities         (1,025,671)         (1,185,649)
                                                           -----------         -----------


Increase (Decrease) In Cash and Cash Equivalents                61,849             (44,189)

Cash and Cash Equivalents, Beginning                           476,829           1,113,061
                                                           -----------         -----------

Cash and Cash Equivalents, Ending                          $   538,678         $ 1,068,872
                                                           -----------         -----------
</TABLE>


                        See Notes to Financial Statements

                                       -5-





<PAGE>




              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS

1.       BASIS OF PRESENTATION:

The accompanying unaudited 2001 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, 2000 has been derived from the
audited financial statements at that date. Operating results for the nine months
ended September 30, 2001 are not necessarily indicative of the results that may
be expected for the year ending December 31, 2001, or for any other interim
period. For further information, refer to the financial statements and footnotes
thereto included in the Partnership's Form 10-K for the year ended December 31,
2000.





                                       -6-

<PAGE>


ITEM 2.


                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
                  FINANCIAL CONDITION AND RESULTS OF OPERATIONS

Capital Resources

The capital resources of Uniprop Manufactured Housing Communities Income Fund
(the "Partnership") 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"). The Partnership 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 contribution of $1,000
per unit.

Liquidity

As a result of the Financing, the Partnership's four properties are mortgaged.
At the time of the Financing, the aggregate principal amounts 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 expected to be sold or
financed within seven to ten years after their acquisition. All of the
properties have been owned by the Partnership more than ten years, and they were
financed approximately 11 years after their acquisition. 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 $600,000 line of credit with National City Bank
of Michigan/Illinois (formerly First of America Bank). The interest rate on such
line of credit floats 180 basis points above 1 month LIBOR, which on September
30, 2001 was 2.64%. The sole purpose of the line of credit is to purchase new
and used homes to be used as model homes offered for sale within the
Partnership's communities. As of September 30, 2001, the outstanding balance on
the line of credit was $270,755.

Net Cash from Operations available for aggregate distributions to all Partners
in the Partnership during the quarter ended September 30, 2001 amounted to
$563,145. The amount available during the same period in 2000 was $562,394.
Management considers Net Cash from Operations to be a supplemental measure of
the Partnership's operating performance. Net Cash from Operations is defined to
mean net income computed in accordance with generally accepted accounting
principles ("GAAP"), plus real estate related depreciation and amortization. Net
Cash from Operations does not represent cash


                                      -7-

<PAGE>

generated from operating activities in accordance with GAAP and is not
necessarily indicative of cash available to fund cash needs. Net Cash from
Operations should not be considered as an alternative to net income as the
primary indicator of the Partnership's operating performance or as an
alternative to cash flow as a measure of liquidity.

The quarterly Partnership Management Distribution paid to the General Partner
during the third quarter was $147,750, or one-fourth of 1.0% of the most recent
appraised value of the properties held by the Partnership ($59,100,000x .01 =
$591,000 / 4 = $147,750)

The cash available, after payment of the Partnership Management Distribution of
$147,750 from Net Cash from Operations, was $415,395 From this amount, the
General Partner elected to make a total distribution of $112,500 for the third
quarter of 2001, 80.0% or $90,000 was paid to the Limited Partners and 20.0% or
$22,500 was paid to the General Partner. The General Partner will continue to
monitor on-going Net Cash from Operations generated by the Partnership during
the coming quarters. If Net Cash from Operations is lower or higher than the
amount needed to maintain the current distribution level, the General Partner
may elect to reduce or increase the level of future distributions paid to the
Limited Partners.

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, 2001, the Partnership cash reserves
amounted to $538,678. The level of cash reserves maintained is at the discretion
of the General Partner.

Results of Operations
Overall, as illustrated in the tables below, the four properties enjoyed a
combined average occupancy of 94% (1,709 sites) at the end of September 2001,
compared to 96% a year ago. The average monthly rent in September 2001 was
approximately $440, or 3% more than the $427 average monthly rent in September
2000.

<TABLE>
<CAPTION>
                                 Total         Occupied        Occupancy        Average
                                 Capacity      Sites           Rate             Rent*

<S>                               <C>            <C>               <C>          <C>
Aztec Estates                       645            570             88%          $ 485
Kings Manor                         314            298             95%            466
Old Dutch Farms                     293            271             93%            424
Park of the Four Seasons            572            570             99%            387
                                  -----          -----          -----           -----

Total on 9/30/01:                 1,824          1,709             94%          $ 440*
Total on 9/30/00:                 1,824          1,744             96%          $ 427
</TABLE>


*Average Rent is not weighted average.


                                      -8-

<PAGE>


<TABLE>
<CAPTION>
                                               GROSS REVENUES                                 NET INCOME
                                               THREE MONTHS ENDING                       THREE MONTHS ENDING
                                          9/30/01             9/30/00               9/30/01               9/30/00

<S>                                    <C>                  <C>                   <C>                   <C>
Aztec Estates                          $   823,087          $   862,422           $   433,115           $   472,757
Kings Manor                                399,599              381,500               259,898               239,765
Old Dutch Farms                            347,947              343,127               209,232               186,460
Park of the Four Seasons                   671,346              656,363               430,325               436,700
                                       -----------          -----------           -----------           -----------
                                         2,241,979            2,243,412             1,332,570             1,335,682

Partnership Management:                     12,473               29,694               (35,444)              (21,718)

Other Expenses                                  --                   --               (52,051)              (63,365)

Interest                                                                             (681,930)             (688,205)

Depreciation and Amortization                   --                   --              (226,680)             (238,320)
                                       -----------          -----------           -----------           -----------

                                       $ 2,254,452          $ 2,273,106           $   336,465           $   324,074
</TABLE>


COMPARISON OF THE NINE MONTHS ENDED SEPTEMBER 30, 2001
TO NINE MONTHS ENDED SEPTEMBER 30, 2000

Rental Income increased by $67,084 from $6,282,301 to $6,349,385. Total Income
decreased $44,027 or 0.6% to $6,739,445 in 2001 compared to $6,783,472 in 2000
due to a decrease in "Other Income". "Other Income" fell from $501,171 in 2000
to $390,060 in 2001 due to lower gains on home sales, lower interest income
(decline in interest rates), and lower forfeitures of security deposits.

As described in the Statements of Income, total operating expenses decreased
$52,368 to $5,860,760, in 2001, as compared to $5,913,128 in 2000. The decrease
in total operating expenses is primarily due to improved cost control.

The foregoing factors resulted in net income increasing to $878,685 for the nine
months ended September 30, 2001, 0.9% higher than the $870,344 reported for the
same period in 2000.

COMPARISON OF QUARTER ENDED SEPTEMBER 30, 2001
TO QUARTER ENDED SEPTEMBER 30, 2000

Rental Income increased by $24,798 from $2,089,369 to $2,114,167. Total Income
decreased $18,654 or 0.8% to $2,254,452 in 2001 compared to $2,273,106 in 2000
due to a decrease in "Other Income". "Other Income" fell from $183,737 in 2000
to $140,285 in 2001 due to, lower gains on home sales, lower interest income
(decline in interest


                                      -9-


<PAGE>

rates), and lower forfeitures of security deposits. As described in the
Statements of Income, total operating expenses decreased $31,045, or 1.6%, to
$1,917,987, in 2001, as compared to $1,949,032 in 2000. The decrease in total
operating expenses is primarily due to improved cost control.

As a result of the foregoing factors, net income increased to $336,465 for the
quarter ended September 30, 2001 from $324,074 reported for the same period in
2000.







ITEM 3.

                          QUANTITATIVE AND QUALITATIVE
                          DISCLOSURE 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, 2001 the Partnership had a note payable
outstanding in the amount of $32,354,305. Interest on this note is at a fixed
annual rate of 8.24% through June 2007.

         Line-of-Credit: At September 30, 2001 the Partnership owed $270,755
pursuant to its line-of-credit agreement, whereby interest is charged at a
variable rate of 1.80% in excess of one month LIBOR.

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>


                           PART II - OTHER INFORMATION


ITEM 6.  EXHIBITS AND REPORTS OF FORM 8-K


             (a) Reports on Form 8-K
                      There were no reports filed on Form 8-K
                      during the three months ended September 30, 2001



                                      -11-


<PAGE>



                                   SIGNATURES

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


                                  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/  Gloria A. Koster
                                  ----------------------------------------------
                                  Gloria A. Koster, Principal Financial Officer



Dated: November 14, 2001



                                      -12-