<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, 2002          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


                                                                    Page

PART I     FINANCIAL INFORMATION

   ITEM 1. FINANCIAL STATEMENTS


           Balance Sheets
           March 31, 2002 (Unaudited) and
           December 31, 2001                                            3

           Statements of Income
           Three months ended March 31, 2002
           and 2001 (Unaudited)                                         4

           Statement of Partner's Equity
           Three months ended March 31, 2002 (Unaudited)                4

           Statements of Cash Flows
           Three months ended March 31, 2002
           and 2001 (Unaudited)                                         5

           Notes to Financial Statements
           March 31, 2002(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

<PAGE>



              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                                 BALANCE SHEETS


<TABLE>
<CAPTION>


ASSETS                                               MARCH 31,2002  DECEMBER 31, 2001
                                                     -------------  -----------------
                                                       (UNAUDITED)
<S>                                                <C>               <C>
Properties:
  Land                                                $  5,280,000    $  5,280,000
  Buildings And Improvements                            24,799,627      24,444,204
  Furniture And Fixtures                                   229,660         207,164
                                                      ------------    ------------
                                                        30,309,287      29,931,368

  Less Accumulated Depreciation                         12,394,884      12,196,191
                                                      ------------    ------------
                                                        17,914,403      17,735,177

Cash And Cash Equivalents                                  903,873         902,752
Cash - Security Escrow                                     305,158         305,158
Unamortized Finance Costs                                  431,048         452,548
Manufactured Homes and Improvements                      1,431,275       1,126,173
Other Assets                                               969,187         832,244
                                                      ------------    ------------

Total Assets                                          $ 21,954,944    $ 21,354,052
                                                      ------------    ------------
<CAPTION>

LIABILITIES AND PARTNERS' DEFICIT                   MARCH 31, 2002  DECEMBER 31, 2001
                                                    --------------  -----------------
                                                        (UNAUDITED)
<S>                                                  <C>             <C>
Line of Credit                                        $    270,755    $    270,755
Accounts Payable                                           638,107         159,551
Other Liabilities                                          958,052         754,515
Mortgage Payable                                        32,183,398      32,273,332
                                                      ------------    ------------


Total Liabilities                                     $ 34,050,312    $ 33,458,153

Partners' (Deficit) Equity:
  General Partner                                       (3,300,447)     (3,183,994)
  Class A Limited Partners                              (9,455,547)     (9,480,901)
  Class B Limited Partners                                 660,626         560,794
                                                      ------------    ------------

Total Partners' Deficit                                (12,095,368)    (12,104,101)
                                                      ------------    ------------

Total Liabilities And
  Partners' Deficit                                   $ 21,954,944    $ 21,354,052
                                                      ------------    ------------
</TABLE>

                        See Notes to Financial Statements

                                        3


<PAGE>

                    UNIPROP MANUFACTURED HOUSING INCOME FUND
                         A MICHIGAN LIMITED PARTNERSHIP

<TABLE>
<CAPTION>



STATEMENTS OF INCOME                                                   THREE MONTHS ENDED
                                                                 March 31,2002      March 31,2001
                                                                 -------------      -------------
                                                                  (unaudited)        (unaudited)

<S>                                                              <C>                <C>
Income:
  Rental Income                                                   $2,143,837         $2,113,339
  Home Sale Income                                                   325,920            259,000
  Other                                                              108,040            111,535
                                                                  ----------         ----------

Total Income                                                      $2,577,797         $2,483,874
                                                                  ----------         ----------


Operating Expenses:
  Administrative Expenses
  (Including  $113,284 and $111,175 in Property Management
   Fees Paid to An Affiliate for the Three Month Period
  Ended March 31, 2002 and 2001, Respectively)                       482,851            434,118
  Property Taxes                                                     217,569            212,181
  Utilities                                                          138,029            162,067
  Property Operations                                                279,273            256,708
  Depreciation And Amortization                                      220,193            234,038
  Interest                                                           663,951            670,954
  Home Sale Expense                                                  306,948            246,025
                                                                  ----------         ----------

Total Operating Expenses                                          $2,308,814         $2,216,091
                                                                  ----------         ----------

Net Income                                                        $  268,983         $  267,783
                                                                  ----------         ----------

Income Per Limited Partnership Unit:
  Class A                                                         $     4.25         $     4.04
  Class B                                                         $    13.22         $    13.56

Distribution Per Limited Partnership Unit
  Class A                                                         $     3.00         $     2.75
  Class B                                                         $     3.00         $     2.75

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

<CAPTION>


STATEMENT OF PARTNER'S EQUITY (UNAUDITED)
                                                   Total        General Partner     Class A Limited      Class B Limited

<S>                                           <C>                <C>                <C>                 <C>
Beginning Balance of December 31, 2001         (12,104,101)       (3,183,994)        (9,480,901)            560,794
Net Income                                         268,983            53,797             86,044             129,142
Distributions                                     (260,250)         (170,250)           (60,690)            (29,310)
                                               ------------       -----------        -----------            --------
BALANCE AS OF MARCH 31, 2002                   (12,095,368)       (3,300,447)        (9,455,547)            660,626


</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 31,2002  MARCH 31, 2001
                                                -------------  --------------
<S>                                            <C>             <C>
Cash Flows From Operating Activities:
  Net Income                                      $ 268,983      $ 267,783
                                                  ---------      ---------

Adjustments To Reconcile Net Income
 To Net Cash Provided By
  Operating Activities:
  Depreciation                                      198,693        212,538
  Amortization                                       21,500         21,500
  (Increase) Decrease in Homes and Improvements    (305,102)        83,444
 (Increase) Decrease In Other Assets               (136,943)      (222,589)
  Increase  (Decrease) In Accounts Payables         478,556        145,810
  Increase (Decrease) Other Liabilities             203,537        198,597
                                                  ---------      ---------

Total Adjustments:                                  460,241        439,300
                                                  ---------      ---------

    Net Cash Provided By
      Operating Activities                          729,224        707,083
                                                  ---------      ---------

Cash Flows Used In Investing  Activities:
        Capital Expenditures                       (377,919)        37,701
                                                  ---------      ---------


Cash Flows From Financing Activities:
        Distributions To Partners                  (260,250)      (249,813)
        Net Payments on Line-Of-Credit                    0        (78,264)
        Principal Payments on Mortgage              (89,934)       (83,565)
                                                  ---------      ---------

Net Cash Used In                                   (350,184)      (411,642)
                                                  ---------      ---------
Financing Activities

Increase (Decrease) In Cash and Equivalents           1,121        257,740

Cash and Equivalents, Beginning                     902,752        476,829
                                                  ---------      ---------

Cash and Equivalents, Ending                      $ 903,873      $ 734,569
                                                  ---------      ---------

</TABLE>


                        See Notes to Financial Statements
                                        5



<PAGE>



              UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
                         A MICHIGAN LIMITED PARTNERSHIP

                          NOTES TO FINANCIAL STATEMENTS
                           March 31, 2002 (Unaudited)





1.       BASIS OF PRESENTATION:

The accompanying unaudited 2002 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, 2001 has been derived from the
audited financial statements at that date. Operating results for the three
months ended March 31, 2002 are not necessarily indicative of the results that
may be expected for the year ending December 31, 2002, 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, 2001.

2.       RECLASSIFICATIONS:

Certain prior year amounts have been reclassified in the financial statements to
conform with current year presentation with respect to manufactured homes and
the sales of those homes. As a result, total revenue and total operating
expenses in the statement of income for the quarter ended March 31, 2001
increased by $246,025; net income was not affected by the reclassification.













                                       -6-

<PAGE>





                     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, 2002 was 1.88%. 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, 2002 the outstanding balance on the line of credit was $270,755. Although
the Partnership's cash reserves have remained stable over the past several
quarters, the General Partner has elected not to pay down the line of credit.

Net Cash from Operations available for aggregate distributions to all Partners
in UMHCIF during the quarter ended March 31, 2002 amounted to $489,176.

                                       -7-

<PAGE>

The amount available during the same period in 2001 was $501,821. 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 $146,750.00, or
one-fourth of 1.0% of the most recent appraised value of the properties held by
the Partnership ($58,700,000 x .01 = $587,000 / 4 = $146,750.00).

The cash available after payment of the Partnership Management Distribution
amounted to $342,426. From this amount, the General Partner elected to make a
total distribution of $112,500 for the first quarter of 2002 (unchanged from
2001), 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 March 31, 2002, the Partnership's cash balance
amounted to $903,873. 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 93% at the end of March 2002, versus 95% a year ago. The
average monthly rent in March 2002 was approximately $449, or 3% more than the
$437 average monthly rent in March 2001 (average rent not a weighted average).









                                       -8-


<PAGE>

<TABLE>
<CAPTION>



                                             Total       Occupied      Occupancy       Average*
                                           Capacity        Sites         Rate            Rent
<S>                                   <C>             <C>           <C>              <C>
Aztec Estates                                  645            561             87%    $       494
Kings Manor                                    314            299             96             479
Old Dutch Farms                                293            267             92             429
Park of the Four Seasons                       572            566             99             392
                                       -----------    -----------    -----------     -----------

Total on 3/31/02:                            1,824          1,693             93%    $       449
Total on 3/31/01:                            1,824          1,728             95%    $       437
*Not a weighted average

<CAPTION>

                                               GROSS REVENUES                  NET INCOME

                                           3/31/02        3/31/01        3/31/02         3/31/01
<S>                                   <C>            <C>             <C>             <C>
Aztec Estates                          $ 1,000,905    $   920,757    $   411,834     $   404,775
Kings Manor                                558,829        428,059        274,388         241,826
Old Dutch Farms                            359,810        391,637        206,913         210,078
Park of the Four Seasons                   653,376        728,745        412,289         428,580
                                       -----------    -----------    -----------     -----------
                                         2,572,920      2,469,198      1,305,424     $ 1,285,259

Partnership Management:                      4,877         14,676        (74,334)        (59,678)

Other Non Recurring expenses:                   --             --        (77,963)        (52,806)

Debt Service                                                            (663,951)       (670,954)

Depreciation and Amortization                   --             --       (220,193)       (234,038)
                                       -----------    -----------    -----------     -----------

                                       $ 2,577,797    $ 2,483,874    $   268,983     $   267,783

</TABLE>

COMPARISON OF QUARTER ENDED  MARCH 31, 2002 TO QUARTER ENDED MARCH 31, 2001

Gross revenues increased $93,923 to $2,577,797 in 2002, as compared to
$2,483,874 in 2001. The increase was the result of additional home sales as well
as increased rent.
(See table in previous section.)

As described in the Statements of Income, total operating expenses were $92,723
higher, moving from $2,216,091 to $2,308,814. Due to an increase in property
management expenses and home sale expense.

As a result of the aforementioned factors, Net Income increased slightly for the
first quarter of 2002 compared to the same quarter of the prior year, moving
from $267,783 for 2001 to $268,983 for 2002.


                                       -9-

<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, 2002 the Partnership had a note payable
outstanding in the amount of $32,183,398. Interest on this note is at a fixed
annual rate of 8.24% through June 2007.

         Line-of-Credit: At March 31, 2002 the Partnership owed $270,755 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, 2002.






                                      -10 -
<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/ Gloria A. Koster
                                ---------------------------------------------
                                Gloria A. Koster, Principal Financial Officer




Dated: May 15, 2002