PART I FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

Balance Sheets

September 30, 2000 (Unaudited) and

December 31, 1999 3

Statements of Income

Nine months ended September 30, 2000 and 1999

(unaudited) and Three months ended

September 30, 2000 and 1999 (unaudited) 4

Statements of Cash Flows

Nine months ended September 30, 2000

and 1999 (Unaudited) 5

Notes to Financial Statements

September 30, 2000 (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 9

PART II OTHER INFORMATION 10

ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K 11

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UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
A MICHIGAN LIMITED PARTNERSHIP
BALANCE SHEETS
ASSETS	September 30,2000		December 31, 1999
	(Unaudited)
Properties:
Land	$5,280,000		$5,280,000
Buildings And Improvements	24,297,338		24,134,260
Furniture And Fixtures	197,123		169,741
Manufactured Homes and Improvements	939,790		1,002,680
	30,714,251		30,586,681
Less Accumulated Depreciation	11,172,299		10,521,838
	19,541,952		20,064,843
Cash And Cash Equivalents	1,068,872		1,113,061
Unamortized Finance Costs	562,048		624,548
Other Assets	1,114,326		600,612
Total Assets	$22,287,198		$22,403,064
LIABILITIES and PARTNERS' DEFICIT	September 30, 2000		December 31, 1999
	(Unaudited)
Line of Credit	$375,000		$600,000
Accounts Payable	148,529		197,810
Other Liablilities	1,123,655		874,936
Mortgage Payable	32,655,082		32,879,105
Total Liabilities	$34,302,267		$34,551,851
Partners' (Deficit) Equity:
General Partner	(2,576,887)		(2,254,330)
Class A Limited Partners	(9,540,410)		(9,656,324)
Class B Limited Partners	(102,228)		(238,133)
Total Partners' Deficit	(12,015,069)		(12,148,787)
Total Liabilities And
Partners' Deficit	$22,287,198		$22,403,064
See Notes to Financial Statements

UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND
A MICHIGAN LIMITED PARTNERSHIP
STATEMENTS OF INCOME	NINE MONTHS ENDED			THREE MONTHS	ENDED
	Sept. 30,2000		Sept. 30,1999	Sept. 30, 2000	Sept. 30,1999
	(unaudited)		(unaudited)	(unaudited)	(unaudited)
Income:
Rental Income	$6,282,301		$6,187,382	$2,089,369	$2,057,529												--
Other	501,171		410,174	183,737	173,367
Total Income	$6,783,472		$6,597,556	$2,273,106	$2,230,896
Operating Expenses:
Administrative Expenses
(Including $331,584, $327,796, $111,883 and $110,679 in Property Management
Fees Paid to An Affiliate for the Nine and Three Month Periods
Ended Sept. 30, 2000 and 1999, respectively)	1,403,074		1,364,971	428,581	482,092
Property Taxes	633,225		617,617	211,020	206,286
Utilities	386,610		376,120	128,120	122,604
Property Operations	733,576		811,841	254,786	264,423
Depreciation And Amortization	714,961		702,430	238,320	234,430
Interest	2,041,682		2,062,494	688,205	693,490
Total Operating Expenses	$5,913,128		$5,935,473	$1,949,032	$2,003,325
Net Income	$870,344		$662,083	$324,074	$227,571
Income Per Limited Partnership Unit:
Class A	$13.73		$8.38	$5.48	$2.97
Class B	$42.84		$36.87	$15.20	$12.48
Distribution Per Limited Partnership Unit
Class A	$8.00		$6.75	$2.75	$2.50
Class B	$5.25		$4.25	$2.75	$2.25
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
See Notes to Financial Statements
	4
Statement of partners Equity(Unaudited)
		Genral Partner	Class A Limited	Class B Limited	Total
Beginning Balance Dec.31, 1999		(2,254,330)	(9,656,324)	(238,133)	(12,148,787)
Net Income		174,069	277,754	418,521	870,344
Distributions		(496,626)	(161,840)	(78,160)	(736,626)
Balance as of September 30,2000		(2,576,887)	(9,540,410)	102,228	(12,015,069)

UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND
A MICHIGAN LIMITED PARTNERSHIP
STATEMENTS OF CASH FLOWS
	NINE MONTHS ENDED
	September 30,2000	September 30, 1999
	(unaudited)	(unaudited)
Cash Flows From Operating Activities:
Net Income	$870,344	$662,083
Adjustments To Reconcile Net Income
To Net Cash Provided By
Operating Activities:
Depreciation	650,461	637,930
Amortization	64,500	64,500
(Increase) Decrease In Other Assets	(515,714)	(192,424)
Increase (Decrease) In Accounts Payables	(49,281)	(15,258)
Increase (Decrease) Other Liabilities	248,720	482,899
Total Adjustments:	39,686	977,647
Net Cash Provided By (Used In)
Operating Activities	1,269,030	1,639,730
Cash Flows From Investing Activities:
Capital Expenditures	(127,570)	(231,508)
Net Cash Provided By (Used In)
Investing Activities	(127,570)	(231,508)
Cash Flows From Financing Activities:
(Net Payments) Advances from Line of Credit	(225,000)	130,477
Distributions To Partners	(736,626)	(679,100)
Principal Payments on Mortgage	(224,023)	(194,484)
Net Cash Provided By (Used In)	(1,185,649)	(743,107)
Increase (Decrease) In Cash and Equivalents	(44,189)	665,115
Cash and Equivalents, Beginning	1,113,061	537,777
Cash and Equivalents, Ending	$1,068,872	$1,202,892
See Notes to Financial Statements
5

UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,

A MICHIGAN LIMITED PARTNERSHIP

NOTES TO FINANCIAL STATEMENTS

June 30, 2000 (Unaudited)

1. Basis of Presentation:

The accompanying unaudited 2000 and audited 1999 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, 1999 has been derived from the audited financial statements at that date. Operating results for the nine months ended September 30, 2000 are not necessarily indicative of the results that may be expected for the year ending December 31, 2000, 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, 1999.

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 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 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 held for seven to ten years after their acquisition. All of the properties have been owned by the Partnership for 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 September 30, 2000 was 6.62%. 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, 2000, the outstanding balance on the line of credit was $375,000.

Net Cash from Operations available for aggregate distributions to all Partners in the Partnership during the quarter ended September 30, 2000 amounted to $562,394. The amount available during the same period in 1999 was $462,001 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 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 due and paid to the General Partner for the second quarter was $146,688, or one-fourth of 1.0% of the most recent appraised value of the properties held by the Partnership.

($58,675,200 x .01 = $586,752 / 4 = $146,688.50)

The cash available after payment of the Partnership Management Distribution of $146,6887 from Net Cash from Operations was $415,706. From this amount, the General Partner elected to make a total distribution of $103,125 for the third quarter of 2000, of which 80.0%, or $82,500, was paid to the Limited Partners and 20.0%, or $20,625, 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 generated 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, 2000, the Partnership cash reserves amounted to $1,068,872. 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 96% (1,744 sites) at the end of September 2000, compared to 97% a year ago. The average monthly rent in September 2000 was approximately $427, or 4.1.% more than the $410 average monthly rent in September 1999.

Total Occupied Occupancy Average

Capacity Sites Rate Rent

Aztec Estates 645 597 93% $472

Kings Manor 314 295 94 451

Old Dutch Farms 293 280 96 413

Park of the Four Seasons 572 572 100 373

Total on p/30/00: 1,824 1,744 96% $427*

Total on 6/30/99: 1,824 1,771 97% $410*

* Average Rent is not weighted average.

Gross Revenues Net For three months ending 9/ 30/ 00 Income 9/30/00 9/30/99 9/30/00 9/30/99

Aztec Estates $862,422 $ 871,081 $ 472,757 $419,818

Kings Manor 381,500 379,758 239,765 261,606

Old Dutch Farms   343,127 345,187 186,460 212,318

Park of the Four Seasons 656,363 618,407 436,700 394,979

$2,243,412 $2,214,433 $1,288,721 $ 1,296,514

Partnership Management: 29,694 16,463 (21,718) (30,176)

Other Expenses: ----- ---- (63,365) (103,054)

Interest Expense (688,205) (693,490)

Depreciation and Amortization _______ _________ (238,320)) (234,430)

Total $2,273,106 $2,230,896 $324,074 $227,571

Comparison of Nine months ended September 30, 2000 to Nine months ended September 30, 1999

Gross revenues increased $185,916 or 2.8%, to $6,783,472, in 2000, as compared to $6,597,556 in 1999. The increase in gross revenues is the result of higher average rents at the Partnership’s four communities.

The foregoing factors resulted in net income increasing to $870,344 for the nine months ended September 30, 2000, 31% higher than the $662,083 reported for the same period in 1999.

Comparison of the Quarter Ended September 30, 2000 to Quarter Ended September 30, 1999

Gross revenues increased $42,210, or 1.9%, to $2,273,106, in 2000, as compared to $2,230,896 in 1999. The increase in gross revenues is the result of higher average rents at the Partnership’s four communities (see table on previous page).

As described in the Statements of Income, total operating expenses decreased $54,293, or 2.71%, to $1,949,032, in 2000, as compared to $2,003,325 in 1999. The decrease in total operating expenses is primarily due to improved cost control.

As a result of the foregoing factors, net income increased to $324,074 for the quarter ended September 30, 2000 from $228,571 for the same period in 1999.

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, 2000 the Partnership had a note payable outstanding in the amount of $32,655,082. Interest on this note is at a fixed annual rate of 8.24% through June 2007.

Line-of-Credit: At September 30, 2000 the Partnership owed $375,000 pursuant to 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. Exhibits and Reports of Form 8-K

(a) Exhibits

Exhibit Number Description

27 Financial Data Schedule

(b) Reports of Form 8-K

There were no reports filed on Form 8-K during

the three months ended September 30, 2000.

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: August 8, 2000

EXHIBIT INDEX

Exhibit Number Description Page

27 Financial Data Schedule