Capital Resources

The Partnership's capital resources consist primarily of its nine manufactured home communities. On August 20, 1998, the Partnership refinanced seven of its nine properties with GMAC Commercial Mortgage Corporation (the "Refinancing").

Liquidity

As a result of the Refinancing, seven of the Partnership's nine properties are mortgaged. At the time of the Refinancing, the aggregate principal amount due under the seven mortgage notes was $30,000,000 and the aggregate fair market value of the Partnership's mortgaged properties was $66,000,000. The Partnership expects to meet its short-term liquidity needs generally through its working capital provided by operating activities.

Partnership liquidity is based, in part, upon its investment strategy. Upon acquisition, the Partnership anticipated owning the properties for seven to ten years. 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.

Net Cash from Operations totaled $874,768 and $951,848 for the quarters ended September 30, 2002 and 2001, respectively. Net Cash from Operations is defined as net income computed in accordance with generally accepted accounting principals ("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. From Net Cash from Operations the General Partner has decided to distribute $759,779, or $.23 per unit, to the unit holders during the quarter ending September 30, 2002. The General Partner will continue to monitor cash flow generated by the Partnership's nine properties during the coming quarters. If cash flow generated is greater or lesser 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 Unit Holders.

While the Partnership is not required to maintain a working capital reserve, the Partnership has not distributed all the Distributable Cash from Operations in order to build reserves. As of September 30, 2002, the Partnership's cash reserves amounted to $3.3 million.

Results of Operations

Overall, as illustrated in the following table, the Partnership's nine properties reported combined occupancy of 84% (2,796/3,329 sites) at the end of September 2002, versus 87% (2,908/3,329) for September 2001. The average monthly homesite rent as of September 30, 2002 was approximately $382, versus $372, an increase of 3% from September 2001.

	Total Capacity	Occupied Sites	Occupancy Rate	Average Rent*
Ardmor Village	339	327	94%	369
Camelot Manor	335	276	81%	363
Country Roads	311	261	82%	261
Dutch Hills	278	269	94%	358
El Adobe	367	291	77%	432
Paradise Village	614	404	65%	325
Stonegate Manor	308	262	83%	362
Sunshine Village	356	341	94%	477
West Valley	421	365	85%	494
Total on 9/30/02:	3,329	2,796	84%	$382
Total on 9/30/01:	3,329	2,908	87%	$372

*Not a weighted average

	Gross Revenues		Net Income
	9/30/02	9/30/01	9/30/02	9/30/01
Ardmor Village	$ 424,075	$ 543,132	$ 184,097	$ 218,295
Camelot Manor	347,861	347,291	122,594	151,471
Country Roads	203,426	210,666	90,515	54,865
Dutch Hills	352,476	274,630	129,161	125,872
El Adobe	387,119	380,335	182,444	203,879
Paradise Village	439,567	457,380	63,642	122,061
Stonegate Manor	305,257	337,691	120,744	145,599
Sunshine Village	548,944	566,182	277,063	248,481
West Valley	524,898	559,596	325,209	337,140
	3,494,623	3,676,903	1,495,469	1,607,663
Partnership Management:	7,672	24,827	(43,045)	(70,655)
Other Non Recurring expenses:	-----	----	(114,888)	(113,730)
Debt Service			(462,768)	(471,430)
Depreciation and Amortization	-----	----	(443,134)	(442,880)
	$ 3,502,295	$ 3,701,730	$431,634	$508,968

Gross revenues for the first nine months of 2002 decreased to $10,228,965 as compared to $10,842,529 for the same nine months of 2001. Gross revenues for the quarter ended September 30, 2002 decreased to $3,502,295 in 2002, as compared to $3,701,730 the same three months of 2001. The decrease was the result of the decrease in site rentals and income from home sales.

As described in the Statements of Income, Total Operating Expenses for the first nine months of 2002 were $8,639,444 a 6% decrease from $9,179,866 for the same nine months of 2001. Total Operating Expenses for the three months ended September 30, 2002 decreased $122,101, or 3.8%, to $3,070,661 in 2002, as compared to $3,192,762 in 2001.

As a result of the aforementioned factors, Net Income for the nine month period decreased to $1,589,521, compared to $1,662,663 in 2001. Net Income for the three months ended September 30,2002 decreased to $431,634 compared to $508,968 for the same three months of 2001, a 15% decrease.

ITEM 3.

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 September 30, 2002 the Partnership had a note payable outstanding in the amount of $28,383,320. Interest on this note is at a fixed annual rate of 6.37% through March 2009.

The Partnership does not enter into financial instruments transactions for trading or other speculative purposes or to manage its interest rate exposure

ITEM 4. Controls and Procedures

Evaluation of Disclosure Controls and Procedures

       The General Partner and Principal Financial Officer have reviewed and evaluated the effectiveness of our disclosure controls and procedures (as defined in Exchange Act Rules 240.13a-14(c) and 15d-14(c)) as of a date within 90 days before the filing date of this quarterly report. Based on that evaluation, The General Partner and Principal Financial Officer the have concluded that our current disclosure controls and procedures are effective and timely, providing them with material information relating to us required to be disclosed in the reports we file or submit under the Exchange Act.

Changes in Internal Controls

       There have not been any significant changes in our internal controls or in other factors that could significantly affect these controls subsequent to the date of their evaluation. We are not aware of any significant deficiencies or material weaknesses, therefore no corrective actions were taken.

(A) Reports of Form 8-K
There were no reports filed on Form 8-K during
the three months ended September 30, 2002.

                                           Uniprop Manufactured Housing
                                       Communities Income Fund II,
                                             A Michigan Limited Partnership

                                               BY:   Genesis Associates Limited Partnership,
                                                General Partner

							BY:  Uniprop, Inc.,
							     its Managing General Partner
                                 BY:    /s/ Paul M. Zlotoff

                                        Paul M. Zlotoff, General Partner

                                  BY:   /s/ Gloria A. Koster

                                        Gloria A. Koster, Principal Financial Officer