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 [ ]

UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
A MICHIGAN LIMITED PARTNERSHIP

INDEX

                Page

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

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.

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, 2000 amounted to $501,821.

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).



Total
Capacity 		Occupied
Sites 		Occupancy
Rate 		Average*
Rent
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
*Not a weighted average 

                            Gross      Revenues		   Net       Income

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

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.

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.

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, 2001