HORIZON GROUP PROPERTIES INC
SC 13D, 2000-09-01
REAL ESTATE INVESTMENT TRUSTS
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                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                  SCHEDULE 13D
                                 (Rule 13d-101)

            INFORMATION TO BE INCLUDED IN STATEMENTS FILED PURSUANT
           TO RULE 13d-1(a) AND AMENDMENTS THERETO FILED PURSUANT TO
                                  RULE 13d-2(a)




                         Horizon Group Properties, Inc.
--------------------------------------------------------------------------------
                                (Name of Issuer)


                                  Common Stock
--------------------------------------------------------------------------------
                         (Title of Class of Securities)


                                    44041U102
--------------------------------------------------------------------------------
                                 (CUSIP Number)
       Robert M. Schwartzberg, 5124 44th Street, NW, Washington, DC 20016
                                 (202)362-7267

--------------------------------------------------------------------------------
                  (Name, Address and Telephone Number of Person
                Authorized to Receive Notices and Communications)

                                 August 24, 2000

--------------------------------------------------------------------------------
             (Date of Event which Requires Filing of This Statement)

     If the filing  person has  previously  filed a statement on Schedule 13G to
report the  acquisition  that is the subject of this Schedule 13D, and is filing
this  schedule  because  of Rule  13d-1(e),  13d-1(f)  or  13d-1(g),  check  the
following box [_].


          Note:  Schedules filed in paper format shall include a signed original
     and five copies of the schedule,  including all exhibits. See Rule 13d-7(b)
     for other parties to whom copies are to be sent.

                         (Continued on following pages)
                                (Page 1 of Pages)

----------
(1)  The  remainder  of this  cover  page  shall be filled  out for a  reporting
     person's  initial  filing on this form with respect to the subject class of
     securities,  and for any subsequent amendment containing  information which
     would alter disclosures provided in a prior cover page.

     The  information  required on the remainder of this cover page shall not be
deemed to be "filed"  for the purpose of Section 18 of the  Securities  Exchange
Act of 1934 or otherwise  subject to the  liabilities of that section of the Act
but  shall be  subject  to all other  provisions  of the Act  (however,  see the
Notes).


(SC13D-07/99)


<PAGE>

CUSIP No.    44041U102                  13D                 Page    of    Pages


--------------------------------------------------------------------------------
1    NAME OF REPORTING PERSONS
     I.R.S. IDENTIFICATION NOS. OF ABOVE PERSONS (ENTITIES ONLY)

Robert M. Schwartzberg

--------------------------------------------------------------------------------
2    CHECK THE APPROPRIATE BOX IF A MEMBER OF A GROUP*
                                                                 (a)  [_]
                                                                 (b)  [_]

--------------------------------------------------------------------------------
3    SEC USE ONLY



--------------------------------------------------------------------------------
4    SOURCE OF FUNDS*
Personal Funds (PF)


--------------------------------------------------------------------------------
5    CHECK BOX IF DISCLOSURE OF LEGAL PROCEEDINGS IS REQUIRED
     PURSUANT TO ITEMS 2(d) OR 2(e)                                   [_]



--------------------------------------------------------------------------------
6    CITIZENSHIP OR PLACE OF ORGANIZATION
United States


--------------------------------------------------------------------------------
               7    SOLE VOTING POWER

  NUMBER OF
                 144,700
   SHARES      _________________________________________________________________
               8    SHARED VOTING POWER
BENEFICIALLY

  OWNED BY       Not applicable
               -----------------------------------------------------------------
    EACH       9    SOLE DISPOSITIVE POWER

  REPORTING
                 144,700
   PERSON      _________________________________________________________________
               10   SHARED DISPOSITIVE POWER
    WITH

                 Not applicable
--------------------------------------------------------------------------------
11   AGGREGATE AMOUNT BENEFICIALLY OWNED BY EACH REPORTING PERSON
144,700


--------------------------------------------------------------------------------
12   CHECK BOX IF THE AGGREGATE AMOUNT IN ROW (11) EXCLUDES CERTAIN SHARES*

                                                                      [-]

--------------------------------------------------------------------------------
13   PERCENT OF CLASS REPRESENTED BY AMOUNT IN ROW (11)
5.04%


--------------------------------------------------------------------------------
14   TYPE OF REPORTING PERSON*
IN


--------------------------------------------------------------------------------
                     *SEE INSTRUCTIONS BEFORE FILLING OUT!


<PAGE>

CUSIP No.    44041U102                  13D                 Page    of    Pages


--------------------------------------------------------------------------------
Item 1.  Security and Issuer.

Common Stock
Horizon Group Properties, Inc.,
77 West Wacker Drive, Chicago, IL 60601

--------------------------------------------------------------------------------
Item 2.  Identity and Background.

     (a) Robert M. Schwartzberg.

     (b) 5124 44th Street, NW, Washington, D.C.  20016.

     (c) Managing Director-Research, Friedman, Billings, Ramsey & Co., Inc.
         1001 19th Street North, 6th Floor, Arlington, VA  22209
     (d) No criminal convictions in last five years.

     (e) Not a party to any civil proceeding or subject of any judgement.

     (f) United States.

--------------------------------------------------------------------------------
Item 3.  Source and Amount of Funds or Other Consideration.

Personal Funds.  No borrowings involved.

--------------------------------------------------------------------------------
Item 4.  Purpose of Transaction.

         Investment Purposes.  No plans or proposals contemplated.
     (a)

     (b)

     (c)

     (d)

     (e)

     (f)

     (g)

     (h)

     (i)

     (j)

--------------------------------------------------------------------------------
Item 5.  Interest in Securities of the Issuer.

     (a) 144,700 shares.  5.04% of 2,870,194 shares outstanding as of
         August 7, 2000

     (b) Not applicable

     (c) See attachment regarding transaction summary

     (d) Not applicable

     (e) Not applicable

--------------------------------------------------------------------------------
Item 6.  Contracts, Arrangements, Understandings or Relationships with Respect
         to Securities of the Issuer.

 None

--------------------------------------------------------------------------------
Item 7.  Material to be Filed as Exhibits.

 Exhibit 1:     Summary of all transactions.

--------------------------------------------------------------------------------

<PAGE>

                                    SIGNATURE


     After  reasonable  inquiry and to the best of my  knowledge  and belief,  I
certify that the information  set forth in this statement is true,  complete and
correct.


                                        September 1, 2000
                                        ----------------------------------------
                                                         (Date)


                                        /s/ Robert M. Schwartzberg
                                        ----------------------------------------
                                                       (Signature)


                                        Robert M. Schwartzberg
                                        ----------------------------------------
                                                       (Name/Title)



Attention.  Intentional  misstatements  or omissions of fact constitute  federal
criminal violations (see 18 U.S.C. 1001).



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