<PAGE>   1
                       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, 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>   2

              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, 2001 (Unaudited) and
                  December 31, 2000                                                     3

                  Statements of Income
                  Three months ended March 31, 2001
                  and 2000 (Unaudited)                                                  4

                  Statement of Partner's Equity
                  Three months ended March 31, 2001 (Unaudited)                         4

                  Statements of Cash Flows
                  Three months ended March 31, 2001
                  and 2000 (Unaudited)                                                  5

                  Notes to Financial Statements
                  March 31, 2001 (Unaudited)                                            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                                     10
</TABLE>



<PAGE>   3


             UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                                 BALANCE SHEETS

<TABLE>
<CAPTION>
ASSETS                                  MARCH 31, 2001       DECEMBER 31, 2000
                                        --------------       -----------------
                                          (UNAUDITED)
<S>                                     <C>                  <C>
Properties:
  Land                                  $ 5,280,000           $ 5,280,000
  Buildings And Improvements             24,385,678            24,350,053
  Furniture And Fixtures                    203,182               201,106
  Manufactured Homes and Improvements       939,273             1,022,717
                                        -----------           -----------
                                         30,808,133            30,853,876

  Less Accumulated Depreciation          11,584,526            11,371,988
                                        -----------           -----------
                                         19,223,607            19,481,888

Cash And Cash Equivalents                   734,569               476,829
Cash - Security Escrow                      231,158               231,158
Unamortized Finance Costs                   517,048               538,548
Other Assets                              1,188,854               966,265
                                        -----------           -----------

Total Assets                            $21,895,236           $21,694,688
                                        -----------           -----------
</TABLE>

<TABLE>
<CAPTION>
LIABILITIES AND PARTNERS' DEFICIT       MARCH 31, 2001       DECEMBER 31, 2000
                                        --------------       -----------------
                                          (UNAUDITED)
<S>                                     <C>                  <C>
Line of Credit                          $   221,736           $   300,000
Accounts Payable                            216,718                70,908
Other Liabilities                           937,051               738,454
Mortgage Payable                         32,496,853            32,580,418
                                        -----------           -----------

Total Liabilities                       $33,872,358           $33,689,780

Partners' (Deficit) Equity:
  General Partner                        (2,803,998)           (2,690,242)
  Class A Limited Partners               (9,477,094)           (9,503,207)
  Class B Limited Partners                  303,970               198,357
                                        -----------           -----------

Total Partners' Deficit                 (11,977,122)          (11,995,092)
                                        -----------           -----------
Total Liabilities And
  Partners' Deficit                     $21,895,236           $21,694,688
                                        -----------           -----------
</TABLE>


                       See Notes to Financial Statements






                                       3
<PAGE>   4
                    UNIPROP MANUFACTURED HOUSING INCOME FUND
                         A MICHIGAN LIMITED PARTNERSHIP




<TABLE>
<CAPTION>
                                                                 THREE MONTHS ENDED
STATEMENTS OF INCOME                                      MARCH 31, 2001        MARCH 31, 2001
                                                          --------------        --------------
                                                            (unaudited)           (unaudited)

<S>                                                       <C>                    <C>
Income:
  Rental Income                                               $2,113,339            $2,112,733
  Other                                                          124,510               153,653
                                                                 -------               -------
Total Income                                                  $2,237,849            $2,266,386
                                                              ----------            ----------

Operating Expenses:
  Administrative Expenses
  (Including $111,175 and $111,883 in Property Management
  Fees Paid to An Affiliate for the Three Month Period
  Ended March 31, 2001 and 2000, Respectively)                   434,118               461,076
  Property Taxes                                                 212,181               211,125
  Utilities                                                      162,067               132,776
  Property Operations                                            256,708               235,861
  Depreciation And Amortization                                  234,038               238,320
  Interest                                                       670,954               668,925
                                                                 -------               -------
Total Operating Expenses                                      $1,970,066            $1,948,083
                                                              ----------            ----------

Net Income                                                      $267,783              $318,303
                                                                --------              --------

Income Per Limited Partnership Unit:
  Class A                                                          $4.04                 $5.32
  Class B                                                         $13.56                $15.04

Distribution Per Limited Partnership Unit
  Class A                                                          $2.75                 $2.50
  Class B                                                          $2.75                 $2.50

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 (UNAUDITED)

<TABLE>
<CAPTION>

                                                           GENERAL PARTNER      CLASS A LIMITED        CLASS B LIMITED
<S>                                                        <C>                  <C>                    <C>
Beginning Balance of December 31, 2000                       (2,690,242)           (9,503,207)               198,357
Net Income                                                       53,557                81,746                132,481
Distributions                                                  (167,313)              (55,633)               (26,868)


BALANCE AS OF MARCH 31, 2001                                 (2,803,998)           (9,477,094)               303,970
</TABLE>



                       See Notes to Financial Statements



                                       4



<PAGE>   5
              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND

                         A MICHIGAN LIMITED PARTNERSHIP

STATEMENTS OF CASH FLOWS
(UNAUDITED)

<TABLE>
<CAPTION>
                                                        THREE MONTHS ENDED
                                                MARCH 31, 2001   MARCH 31, 2000
                                                --------------   --------------
<S>                                             <C>              <C>

Cash Flows From Operating Activities:
      Net Income                                  $267,783.00    $318,303.00
                                                  -----------    -----------
Adjustments To Reconcile Net Income
 To Net Cash Provided By
      Operating Activities:
      Depreciation                                $212,538.00    $216,820.00
      Amortization                                 $21,500.00     $21,500.00
 (Increase) Decrease in Other Assets             ($222,589.00)  ($324,505.00)
  Increase (Decrease) in Accounts Payables        $145,810.00    ($51,505.00)
  Increase (Decrease) Other Liabilities           $198,597.00    $201,555.00
                                                  -----------    -----------

Total Adjustments:                                $355,856.00    $153,865.00
                                                  -----------    -----------
  Net Cash Provided By (Used in)
     Operating Activities                         $623,639.00    $472,168.00
                                                  -----------    -----------
Cash Flows From Investing Activities:
     Cash Expenditures                           ($170,733.00)     $6,633.00
     Proceeds from sale of Property and
      Equipment                                   $216,476.00          $0.00
                                                  -----------    -----------

Net Cash Provided By (Used In)
   Investing Activities                            $45,743.00      $6,633.00
                                                  -----------    -----------

Cash Flows From Financing Activities:
     Distributions To Partners                   ($249,813.00)  ($237,000.00)
     (Net Payments) Advances from Line of Credit  ($78,264.00)         $0.00
     Principal Payments on Mortgage               ($83,565.00)   ($93,836.00)
                                                  -----------    -----------

Net Cash Provided By (Used In)                   ($411,642.00)  ($330,836.00)
                                                  -----------    -----------
Financing Activities

Increase (Decrease) In Cash and Equivalents       $257,740.00    $147,965.00

Cash and Equivalents, Beginning                   $476,829.00  $1,113,061.00
                                                  -----------  -------------
Cash and Equivalents, Ending                      $734,569.00  $1,261,026.00
                                                  -----------  -------------
</TABLE>

                       See Notes to Financial Statements

                                       5



<PAGE>   6
              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                           March 31, 2001 (Unaudited)


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 three
months ended March 31, 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 consolidated financial statements
and footnotes thereto included in the Partnership's Form 10-K for the year
ending December 31, 2000.














                                       -6-

<PAGE>   7





                     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.

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.

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 March
31, 2001 was 5.08%. 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. Over the past three years, sales of the new and used
model homes has been growing and the General Partner believes that continuing
the model home program is in the best interest of the Partnership. As of, March
31, 2001 the outstanding balance on the line of credit was $221,736. Because the
Partnership's cash reserves have remained stable over the past several quarters,
the General Partner has elected to begin paying down the line of credit. On or
about March 31, 2001, the Partnership, in agreement with the Partnership's
consultant, made a $75,000 payment on the line of credit.

Net Cash from Operations available for aggregate distributions to all Partners
in UMHCIF during the quarter ended March 31, 2001 amounted to $501,821.



                                       -7-


<PAGE>   8

The amount available during the same period in 2000 was $556,623. Net Cash from
Operations is meant to be a supplemental measure of the Partnership's operating
performance. Net Cash from Operations is defined as 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 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 nor as an alternative to cash flow as a measure of
liquidity.

The quarterly Partnership Management Distribution paid to the General Partner
during the second quarter based on first quarter results was $147,750.00, or
one-fourth of 1.0% of the most recent appraised value of the properties held by
the Partnership ($59,100,000 x .01 = $591,000 / 4 = $147,750.00).

The cash available after payment of the Partnership Management Distribution
amounted to $354,071. From this amount, the General Partner elected to make a
total distribution of $112,500 for the first quarter of 2001 (an increase of 9%
from 2000), 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. For the quarter ended March 30, 2001, the Partnership
added $241,571 to reserves. During the same quarter in 2000, the Partnership
added $306,811 to cash reserves. The amount placed in reserves is at the
discretion of the General Partner.

Results of Operations

OVERALL, as illustrated in the tables below, the four properties had a combined
average occupancy of 95% at the end of March 2001, versus 96% a year ago. The
average monthly rent in March 2001 was approximately $437, or 4% more than the
$421 average monthly rent in March 2000 (average rent not a weighted average).











                                       -8-

<PAGE>   9
<TABLE>
<CAPTION>
                                  Total             Occupied        Occupancy        Average*
                                  Capacity          Sites           Rate             Rent

<S>                               <C>               <C>             <C>             <C>
Aztec Estates                       645                586              91%           $ 485
Kings Manor                         314                293              94              466
Old Dutch Farms                     293                277              95              416
Park of the Four Seasons            572                572             100              379
                                  -----              -----           -----            -----

Total on 3/31/01:                 1,824              1,728              95%           $ 437
Total on 3/31/00:                 1,824              1,759              96%           $ 421
</TABLE>

*Not a weighted average
<TABLE>
<CAPTION>
                                                GROSS REVENUES                             NET INCOME

                                          3/31/01              3/31/00             3/31/01             3/31/00

<S>                                   <C>                  <C>                  <C>                  <C>
Aztec Estates                         $   829,586          $   870,088          $   404,775          $   477,425
Kings Manor                               385,674              386,497              241,826              246,764
Old Dutch Farms                           352,858              356,915              210,078              211,696
Park of the Four Seasons                  655,055              636,749              428,580              420,166
                                      -----------          -----------          -----------          -----------
                                        2,223,173            2,250,249            1,285,259            1,356,051

Partnership Management:                    14,676               16,137              (59,678)             (75,817)

Other Non Recurring expenses:                  --                   --              (52,806)             (54,686)

Debt Service                                                                       (670,954)            (668,925)

Depreciation and Amortization                  --                   --             (234,038)            (238,320)
                                      -----------          -----------          -----------          -----------
                                      $ 2,237,849          $ 2,266,386          $   267,783          $   318,303
</TABLE>

COMPARISON OF QUARTER ENDED  MARCH 31, 2001 TO QUARTER ENDED MARCH 31, 2000

Gross revenues decreased $28,537 to $2,237,849 in 2001, as compared to
$2,266,386 in 2000. The decrease was the result of slightly lower occupancy.
(See table in previous section.)

As described in the Statements of Income, total operating expenses were slightly
higher, moving from $1,948,083 to $1,970,066.

As a result of the aforementioned factors, Net Income declined 16% for the first
quarter of 2001 compared to the same quarter of the prior year, moving from
$318,303 for 2000 to $267,283 for 2001.



                                       -9-
<PAGE>   10

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, 2001 the Partnership had a note payable
outstanding in the amount of $32,496,853. Interest on this note is at a fixed
annual rate of 8.24% through June 2007.

         Line-of-Credit: At March 31, 2001 the Partnership owed $221,736 under
its line-of-credit agreement, whereby interest is charged at a variable rate of
1.80% in excess of 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.

PART II - OTHER INFORMATION


ITEM 6. REPORTS OF FORM 8-K


                 (A) Reports of Form 8-K
                        There were no reports filed on Form 8-K during
                        the three months ended March 31, 2001.






                                      -10-




<PAGE>   11

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



Dated: May 14, 2001