SECURITIES AND EXCHANGE COMMISSION
                              Washington, DC 20549

                                   Form 10-KSB

(Mark One)
[X]   ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
      EXCHANGE ACT OF 1934


                For the fiscal year ended December 31, 2003

[ ]   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES
      EXCHANGE ACT OF 1934


            For the transition period from _________to _________

                         Commission file number 0-14528

                        CENTURY PENSION INCOME FUND XXIII
             (Exact name of registrant as specified in its charter)

         California                                              94-2963120
(State or other jurisdiction of                              (I.R.S. Employer
 incorporation or organization)                              Identification No.)

                          55 Beattie Place, PO Box 1089
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)

                    Issuer's telephone number (864) 239-1000

       Securities registered under Section 12(b) of the Exchange Act:

                                      None

       Securities registered under Section 12(g) of the Exchange Act:

            Individual Investor Units and Pension Investor Notes
                                (Title of class)

Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act of 1934 during the past 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___

Check if there is no disclosure of delinquent  filers in response to Item 405 of
Regulation S-B contained in this form, and no disclosure  will be contained,  to
the best of the  registrant's  knowledge  in  definitive  proxy  or  information
statements  incorporated  by  reference  in Part III of this Form  10-KSB or any
amendment to this Form 10-KSB. [X]

State issuer's revenues for its most recent fiscal year.  N/A

State the aggregate  market value of the voting  partnership  interests  held by
non-affiliates  computed  by  reference  to the price at which  the  partnership
interests  were sold,  or the average bid and asked  prices of such  partnership
interests  as of December 31, 2003.  No market for the  Registrant's  Individual
Investor Units or Pension Investor Notes exists,  and,  therefore,  no aggregate
market value for such Units or Notes can be determined.

                       DOCUMENTS INCORPORATED BY REFERENCE
                                      None



<PAGE>



The matters discussed in this report contain certain forward-looking statements,
including, without limitation, statements regarding future financial performance
and the effect of government  regulations.  Actual results may differ materially
from those described in the forward-looking statements and will be affected by a
variety of risks and factors including,  without limitation:  national and local
economic  conditions;  the terms of  governmental  regulations  that  affect the
Registrant and interpretations of those regulations; the competitive environment
in which the Registrant operates;  financing risks, including the risk that cash
flows from operations may be insufficient to meet required payments of principal
and interest;  real estate risks, including variations of real estate values and
the general  economic  climate in local markets and  competition  for tenants in
such markets;  litigation,  including costs associated with defending claims and
any adverse outcomes,  and possible  environmental  liabilities.  Readers should
carefully review the Registrant's financial statements and the notes thereto, as
well as the risk factors  described in the documents the  Registrant  files from
time to time with the Securities and Exchange Commission.

                                     PART I

Item 1.     Description of Business

Century  Pension  Income  Fund XXIII (the  "Registrant"  or  "Partnership")  was
organized in June 1984 as a  California  limited  partnership  under the Uniform
Limited  Partnership Act of the California  Corporations Code. Fox Partners V, a
California general partnership,  is the general partner of the Partnership.  Fox
Capital  Management  Corporation (the "Managing  General Partner" or "FCMC"),  a
California  corporation,  and Fox  Realty  Investors  ("FRI")  are  the  general
partners of Fox  Partners V. The managing  general  partner of FRI is NPI Equity
Investments  II, Inc.  ("NPI Equity II"). The Managing  General  Partner and NPI
Equity II are  subsidiaries  of  Apartment  Investment  and  Management  Company
("AIMCO"), a publicly-traded real estate investment trust.

Beginning  in  July  1985  through   December  1986,  the  Partnership   offered
$50,000,000 in Individual  Investor Units  ("Units") and  $65,000,000 in Pension
Investor  Notes  ("Nonrecourse  Promissory  Notes" or "Promissory  Notes").  The
Partnership  sold Units and  Promissory  Notes of $47,894,500  and  $41,939,000,
respectively.  The net proceeds of this offering were originally used to acquire
interests  in five  business  parks and two  shopping  centers and to fund eight
mortgage  loans.  The principal  business of the  Partnership is and has been to
hold for investment  and ultimately  sell  income-producing  properties,  and to
service and ultimately collect or dispose of mortgage loans on  income-producing
properties.  The Partnership owned a 66 2/3% joint venture interest in one other
commercial  property  which was sold in January 2000.  One property in which the
Partnership  held an  interest  sold in  2001.  The  Partnership  sold  its last
remaining investment property in March 2003.

As of December  31,  1999,  the  Partnership  adopted the  liquidation  basis of
accounting.  The  Partnership's  Promissory Notes had a balance of principal and
deferred interest of approximately  $80,000,000 at the maturity date of February
15, 1999. The Partnership was unable to satisfy the Promissory Notes at maturity
and as a result,  the  Partnership was in default on the Promissory  Notes.  The
Managing  General  Partner  contacted the indenture  trustee for the  Promissory
Notes regarding this default.  In connection with these  conversations,  on July
30, 1999 the Partnership entered into a forbearance agreement with the indenture
trustee  pursuant to which the  indenture  trustee  agreed not to  exercise  its
rights  and  remedies  under  the  indenture  for up to 390 days.  In turn,  the
Partnership  agreed to (a) deliver to the  indenture  trustee for the benefit of
the  noteholders all of the accumulated  cash of the  Partnership,  less certain
reserves and anticipated  operating  expenses,  (b) market all of its properties
for sale, (c) deliver all cash proceeds from any sales to the indenture  trustee
until the Promissory Notes are fully satisfied and (d) comply with the reporting
requirements  under the indenture.  On March 31, 2003, the Partnership  sold the
last remaining property, Commerce Plaza, to an unaffiliated third party. The net
sales  proceeds of  approximately  $1,270,000  were  delivered to the  indenture
trustee to be applied to the amounts due to the noteholders.

The sale of the Partnership's  last remaining asset did not generate  sufficient
proceeds to pay off the Promissory  Notes in full.  Upon the last payment on the
Promissory  Notes by the  indenture  trustee,  the  Partnership  is  expected to
terminate.

The Partnership has no employees. Management and administrative services for the
Partnership are provided by the Managing  General Partner and by agents retained
by the Managing General Partner.

Item 2.     Description of Property

At December 31, 2003, the Partnership has no investment properties.

Schedule of Property Indebtedness

As of December  31,  1999,  the  Partnership  adopted the  liquidation  basis of
accounting.  The  Partnership's  Promissory Notes had a balance of principal and
deferred interest of approximately  $80,000,000 at the maturity date of February
15, 1999. The Partnership was unable to satisfy the Promissory Notes at maturity
and as a result,  the  Partnership was in default on the Promissory  Notes.  The
Managing  General  Partner  contacted the indenture  trustee for the  Promissory
Notes regarding this default.  In connection with these  conversations,  on July
30, 1999 the Partnership entered into a forbearance agreement with the indenture
trustee  pursuant to which the  indenture  trustee  agreed not to  exercise  its
rights  and  remedies  under  the  indenture  for up to 390 days.  In turn,  the
Partnership  agreed to (a) deliver to the  indenture  trustee for the benefit of
the  noteholders all of the accumulated  cash of the  Partnership,  less certain
reserves and anticipated  operating  expenses,  (b) market all of its properties
for sale, (c) deliver all cash proceeds from any sales to the indenture  trustee
until the Promissory Notes are fully satisfied and (d) comply with the reporting
requirements  under the indenture.  On March 31, 2003, the Partnership  sold the
last remaining property, Commerce Plaza, to an unaffiliated third party. The net
sales  proceeds of  approximately  $1,270,000  were  delivered to the  indenture
trustee to be applied to the  amounts  due to the  noteholders.  The sale of the
Partnership's last remaining asset did not generate  sufficient  proceeds to pay
off the Promissory  Notes in full. Upon the last payment on the Promissory Notes
by the indenture trustee, the Partnership is expected to terminate.

Item 3.     Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the  Partnership,  its Managing  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purported  to  assert  claims  on  behalf  of a class of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  that are named as nominal  defendants,  challenging,  among  other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc.  ("Insignia") and entities that were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged into AIMCO.  The plaintiffs  sought  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
In addition, during the third quarter of 2001, a complaint (the "Heller action")
was filed  against  the same  defendants  that are named in the  Nuanes  action,
captioned  Heller v.  Insignia  Financial  Group.  On or about  August 6,  2001,
plaintiffs filed a first amended  complaint.  The Heller action was brought as a
purported derivative action, and asserted claims for, among other things, breach
of fiduciary  duty,  unfair  competition,  conversion,  unjust  enrichment,  and
judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement  of the Nuanes  action and the Heller  action.  The  settlement  only
benefits limited partners as of December 20, 2002 in those limited  partnerships
named in the complaint  that are not in the process of being  liquidated or that
have already been  liquidated.  The  Partnership's  limited partners will not be
entitled to any proceeds from the  settlement  since the  Partnership  is in the
process of being liquidated,  but have not compromised any potential claims as a
result of the settlement  and  dismissal.  The  Partnership's  limited  partners
should have received a Notice to  Non-Settling  Persons  during April 2003 which
describes this information in more detail.

On June 13, 2003, the Court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
filed an appeal  seeking  to vacate  and/or  reverse  the  order  approving  the
settlement and entering judgment  thereto.  The Managing General Partner intends
to file a respondent's  brief in support of the order  approving  settlement and
entering judgment thereto by April 23, 2004.

The  Managing  General  Partner  does  not  anticipate  that  any  costs  to the
Partnership, whether legal or settlement costs, associated with these cases will
be material to the Partnership's overall operations.

Item 4.     Submission of Matters to a Vote of Security Holders

During the quarter ended December 31, 2003, no matter was submitted to a vote of
unit holders through the solicitation of proxies or otherwise.



<PAGE>


                                     PART II

Item 5.     Market for the Partnership's Equity and Related Partner Matters

The Partnership,  a publicly-held  limited partnership,  offered and sold 95,789
Individual  Investor  Units (the  "Units")  during its offering  period  through
December  1986. As of December 31, 2003,  the number of holders of the Units was
2,977. An affiliate of the Managing General Partner owned 108 Units or 0.11%, as
of December 31, 2003.  Affiliates of the Managing General Partner also own 5,511
(8.24%)  of the  Partnership's  1985  Non-Recourse  Promissory  Notes  and 1,635
(9.64%) of the  Partnership's  1986  Non-Recourse  Promissory  Notes.  No public
trading  market has  developed  for the Units and it is not  anticipated  such a
market will develop in the future.

As a result of the sale of Commerce Plaza,  the Partnership made payments on the
Promissory  Notes of the following  amounts  during the years ended December 31,
2003 and 2002 (in thousands):

                                                Years Ended December 31,
                                               2003                 2002
            Operations
              85 Series Notes                 $1,169                $ --
              86 Series Notes                    239                  --
                                              $1,408                $ --

Item 6.     Management's Discussion and Analysis or Plan of Operations

This  item  should  be read  in  conjunction  with  the  consolidated  financial
statements and other items contained elsewhere in this report.

As of December  31,  1999,  the  Partnership  adopted the  liquidation  basis of
accounting.  The  Partnership's  Promissory Notes had a balance of principal and
deferred interest of approximately  $80,000,000 at the maturity date of February
15, 1999. The Partnership was unable to satisfy the Promissory Notes at maturity
and as a result,  the  Partnership was in default on the Promissory  Notes.  The
Managing  General  Partner  contacted the indenture  trustee for the  Promissory
Notes regarding this default.  In connection with these  conversations,  on July
30, 1999 the Partnership entered into a forbearance agreement with the indenture
trustee  pursuant to which the  indenture  trustee  agreed not to  exercise  its
rights  and  remedies  under  the  indenture  for up to 390 days.  In turn,  the
Partnership  agreed to (a) deliver to the  indenture  trustee for the benefit of
the  noteholders all of the accumulated  cash of the  Partnership,  less certain
reserves and anticipated  operating  expenses,  (b) market all of its properties
for sale, (c) deliver all cash proceeds from any sales to the indenture  trustee
until the Promissory Notes are fully satisfied and (d) comply with the reporting
requirements  under the indenture.  On March 31, 2003, the Partnership  sold the
last remaining property, Commerce Plaza, to an unaffiliated third party. The net
sales  proceeds of  approximately  $1,270,000  were  delivered to the  indenture
trustee to be applied to the  amounts  due to the  noteholders.  The sale of the
Partnership's last remaining asset did not generate  sufficient  proceeds to pay
off the Promissory  Notes in full. Upon the last payment on the Promissory Notes
by the indenture trustee, the Partnership is expected to terminate.

As a result of the  decision  to  liquidate  the  Partnership,  the  Partnership
changed its basis of accounting for its financial  statements to the liquidation
basis of  accounting.  Consequently,  assets have been valued at  estimated  net
realizable  value and liabilities  are presented at their  estimated  settlement
amounts, including estimated costs associated with carrying out the liquidation.
The valuation of assets and liabilities  necessarily requires many estimates and
assumptions  and  there  are  substantial  uncertainties  in  carrying  out  the
liquidation.  The actual  realization  of assets and  settlement of  liabilities
could be higher or lower than amounts  indicated  and is based upon the Managing
General  Partner's  estimates  as of  the  date  of the  consolidated  financial
statements.

During  the  year  ended  December  31,  2003,  net  liabilities   increased  by
approximately  $2,637,000.  This increase is primarily due to an increase in the
interest payable on the Promissory Notes and decreases in investment properties,
the debt trustee escrow,  cash and cash equivalents and receivables and deposits
partially  offset by decreases in the principal on the Promissory  Notes and the
estimated  costs  during the period of  liquidation.  The  increase  in interest
payable is due to the monthly interest accrued on the Promissory Notes partially
offset  by a  payment  made  to the  noteholders.  The  decrease  in  investment
properties is a result of the sale of Commerce Plaza in March 2003. The decrease
in the debt trustee escrow is due to the payment of expenses by the trustee. The
decrease in cash and cash  equivalents  is due to the payment of expenses by the
Partnership.  The decrease in receivables  and deposits is due to the collection
of these  amounts by the  Partnership.  The  decrease  in the  principal  on the
Promissory Notes is due to the payment made to the noteholders.  The decrease in
the estimated  costs of  liquidation  is due to the shorter period of time until
the Partnership's expected liquidation.

During  the  year  ended  December  31,  2002,  net  liabilities   increased  by
approximately  $1,152,000.  This  increase  is  primarily  due to an increase in
accrued interest payable on the Promissory Notes and a decrease in cash and cash
equivalents  partially  offset by an  increase  in the debt  trustee  escrow,  a
decrease in minority interest in a joint venture and a decrease in the estimated
costs during the period of liquidation.

The statement of net liabilities in liquidation as of December 31, 2003 includes
approximately $684,000 of costs that the Managing General Partner estimates will
be incurred during the period of  liquidation,  based on the assumption that the
liquidation  process will be completed by June 30, 2004.  Because the success in
realization of assets and the settlement of liabilities is based on the Managing
General  Partner's  best  estimates,  the  liquidation  period may be shorter or
extended beyond the projected period.

As a result of the sale of Commerce Plaza,  the Partnership made payments on the
Promissory  Notes of the following  amounts  during the years ended December 31,
2003 and 2002 (in thousands):

                                                Years Ended December 31,
                                               2003                 2002
            Operations
              85 Series Notes                 $1,169                $ --
              86 Series Notes                    239                  --
                                              $1,408                $ --

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO owned 108  Individual  Investor  Units (the  "Units") in the
Partnership  representing  approximately  0.11%  of  the  outstanding  Units  at
December 31, 2003.  Affiliates of the Managing  General Partner also owned 5,511
(8.24%) of the  Partnership's  1985  Promissory  Notes and 1,635  (9.64%) of the
Partnership's 1986 Promissory Notes at December 31, 2003.  Although the Managing
General  Partner  owes  fiduciary   duties  to  the  limited   partners  of  the
Partnership, the Managing General Partner also owes fiduciary duties to AIMCO as
its sole stockholder.  As a result,  the duties of the Managing General Partner,
as managing  general  partner,  to the Partnership and its limited  partners may
come into conflict with the duties of the Managing  General Partner to AIMCO, as
its sole stockholder.

Critical Accounting Policies and Estimates

A summary of the Partnership's  significant  accounting  policies is included in
"Note A - Organization and Significant Accounting Policies" which is included in
the financial statements in "Item 7. Financial Statements". The Managing General
Partner  believes that the consistent  application of these policies enables the
Partnership  to provide  readers of the  financial  statements  with  useful and
reliable  information  about the  Partnership's  operating results and financial
condition. The preparation of financial statements in conformity with accounting
principles  generally  accepted in the United States requires the Partnership to
make  estimates and  assumptions.  These  estimates and  assumptions  affect the
reported  amounts  of  assets  and  liabilities  at the  date  of the  financial
statements  as well as reported  amounts of  revenues  and  expenses  during the
reporting  period.  Actual results could differ from these estimates.  Judgments
and  assessments  of  uncertainties  are required in applying the  Partnership's
accounting policies in many areas. The Partnership believes that its significant
accounting policies have been discussed above.



<PAGE>


Item 7.     Financial Statements

CENTURY PENSION INCOME FUND XXIII

LIST OF CONSOLIDATED FINANCIAL STATEMENTS

      Report of Ernst & Young LLP, Independent Auditors

      Consolidated  Statement of Net  Liabilities  in Liquidation - December
      31, 2003

      Consolidated  Statements of Changes in Net  Liabilities  in  Liquidation -
      Years ended December 31, 2003 and 2002

      Notes to Consolidated Financial Statements




<PAGE>


             Report of Ernst & Young LLP, Independent Auditors



The Partners
Century Pension Income Fund XXIII

We have audited the  accompanying  consolidated  statement of net liabilities in
liquidation of Century Pension Income Fund XXIII as of December 31, 2003 and the
related consolidated statements of changes in net liabilities in liquidation for
each of the two years in the period ended  December 31,  2003.  These  financial
statements  are  the  responsibility  of  the  Partnership's   management.   Our
responsibility  is to express an opinion on these financial  statements based on
our audits.

We conducted our audits in accordance with auditing standards generally accepted
in the United States. Those standards require that we plan and perform the audit
to obtain reasonable  assurance about whether the financial  statements are free
of material misstatement. An audit includes examining, on a test basis, evidence
supporting  the amounts and  disclosures in the financial  statements.  An audit
also includes assessing the accounting principles used and significant estimates
made  by the  Partnership's  management,  as  well  as  evaluating  the  overall
financial  statement  presentation.   We  believe  that  our  audits  provide  a
reasonable basis for our opinion.

In our opinion,  the financial  statements  referred to above present fairly, in
all material  respects,  the  consolidated  net  liabilities  in  liquidation of
Century  Pension  Income  Fund XXIII at December  31, 2003 and the  consolidated
changes  in net  liabilities  in  liquidation  for each of the two  years in the
period  ended  December 31,  2003,  in  conformity  with  accounting  principles
generally  accepted  in the United  States  applied  on the basis of  accounting
described in Note A to the financial statements.


                                                        /s/ERNST & YOUNG LLP



Greenville, South Carolina
April 8, 2004



<PAGE>



                        CENTURY PENSION INCOME FUND XXIII

          CONSOLIDATED STATEMENT OF NET LIABILITIES IN LIQUIDATION
                                 (in thousands)

                                December 31, 2003



Assets
  Cash and cash equivalents                                             $  175
  Receivables and deposits                                                  24
  Debt trustee escrow                                                      766
                                                                           965
Liabilities
  Other liabilities                                                        107
  Non-recourse promissory notes (Note A)
   Principal                                                            11,263
   Interest payable                                                     16,642
  Estimated costs during the period of liquidation
   (Note A)                                                                684
                                                                        28,696

Net liabilities in liquidation                                        $(27,731)

           See Accompanying Notes to Consolidated Financial Statements


<PAGE>


                        CENTURY PENSION INCOME FUND XXIII

    CONSOLIDATED STATEMENTS OF CHANGES IN NET LIABILITIES IN LIQUIDATION
                                 (in thousands)

<TABLE>
<CAPTION>

                                                                  For the Years Ended
                                                                      December 31,
                                                                   2003         2002

<S>                                                              <C>          <C>
Net liabilities in liquidation at beginning of the year          $(25,094)    $(23,942)

Changes in net liabilities in liquidation attributed to:
   Decrease in cash and cash equivalents                              (53)        (233)
   Decrease in receivables and deposits                               (47)         (40)
   (Decrease) increase in debt trustee escrow                        (167)         290
   Decrease in investment properties                               (2,820)          --
   Decrease (increase) in accounts payable                             21          (11)
   Decrease in tenant security deposit payable                          5            4
   Increase in other liabilities                                      (33)          (1)
   Decrease in nonrecourse promissory notes - principal               584           --
   Increase in non-recourse promissory notes - interest
     payable                                                         (516)      (1,387)
   Decrease in minority interest in consolidated joint
     venture                                                           --          170
   Decrease in estimated costs during the period of
     liquidation                                                      389           56

Net liabilities in liquidation at end of the year                $(27,731)    $(25,094)

       See Accompanying Notes to Consolidated Financial Statements

</TABLE>

<PAGE>

                        CENTURY PENSION INCOME FUND XXIII

                 Notes to Consolidated Financial Statements

                                December 31, 2003


Note A - Basis of Presentation

As of December 31, 1999, Century Pension Income Fund XXIII (the "Partnership" or
"Registrant")  adopted the  liquidation  basis of accounting due to the imminent
loss of its investment properties.

The  Partnership's  Nonrecourse  Promissory Notes (the  "Promissory  Notes") are
secured by a deed of trust on all  properties  owned in fee by the  Partnership.
The Notes were issued in two series.  The "1985 Series  Notes",  in the original
principal  amount of $33,454,000  bear interest at 12% per annum,  and the "1986
Series Notes", in the original principal amount of $8,485,000,  bear interest at
10% per annum, except that portions of the interest were deferred,  provided the
Partnership  made  minimum  interest  payments  of 5% on  the  unpaid  principal
balance.  The Promissory Notes had a balance of principal and deferred  interest
of  approximately  $80,000,000  at their maturity date of February 15, 1999. The
Partnership  was unable to satisfy the  Promissory  Notes at  maturity  and as a
result,  the  Partnership  was in default on the Promissory  Notes.  Fox Capital
Management  Corporation ("FCMC" or the "Managing General Partner") contacted the
indenture trustee for the Promissory Notes regarding this default. In connection
with  these  conversations,  on July 30,  1999 the  Partnership  entered  into a
forbearance agreement with the indenture trustee pursuant to which the indenture
trustee  agreed not to exercise its rights and remedies  under the indenture for
up to 390 days. In turn, the Partnership  agreed to (a) deliver to the indenture
trustee for the benefit of the noteholders  all of the  accumulated  cash of the
Partnership,  less certain  reserves and  anticipated  operating  expenses,  (b)
market all of its  properties  for sale,  (c) deliver all net cash proceeds from
any  sales to the  indenture  trustee  until  the  Promissory  Notes  are  fully
satisfied and (d) comply with the reporting requirements under the indenture. On
March 31, 2003,  the  Partnership  sold the last  remaining  property,  Commerce
Plaza, to an unaffiliated  third party.  The net sales proceeds of approximately
$1,270,000 were delivered to the indenture  trustee to be applied to the amounts
due to the noteholders.

The sale of the Partnership's  last remaining asset did not generate  sufficient
proceeds to pay off the Promissory  Notes in full.  Upon the last payment on the
Promissory  Notes by the  indenture  trustee,  the  Partnership  is  expected to
terminate.

As a result of the  decision  to  liquidate  the  Partnership,  the  Partnership
changed its basis of accounting for its financial  statements to the liquidation
basis of  accounting.  Consequently,  assets have been valued at  estimated  net
realizable  value and liabilities  are presented at their  estimated  settlement
amounts, including estimated costs associated with carrying out the liquidation.
The valuation of assets and liabilities  necessarily requires many estimates and
assumptions  and  there  are  substantial  uncertainties  in  carrying  out  the
liquidation.  The actual  realization  of assets and  settlement of  liabilities
could be higher or lower than amounts  indicated  and is based upon the Managing
General  Partner's  estimates  as of  the  date  of the  consolidated  financial
statements.

Included in liabilities in the statement of net liabilities in liquidation as of
December 31, 2003 is  approximately  $684,000 of costs that the Managing General
Partner estimates will be incurred during the period of liquidation based on the
assumption  that the  liquidation  process  will be  completed by June 30, 2004.
Because the success in  realization  of assets and the settlement of liabilities
is based on the Managing  General  Partner's  best  estimates,  the  liquidation
period may be shorter than projected or it may be extended  beyond the projected
period.

Note B - Organization and Summary of Significant Accounting Policies

Organization:  The Partnership is a limited partnership  organized in 1984 under
the laws of the State of California to hold for investment  and ultimately  sell
income-producing real estate properties,  and invest in, service, and ultimately
collect or dispose of mortgage loans on income-producing real estate properties.
The general partner is Fox Partners V, a California general  partnership,  whose
general partners are FCMC and Fox Realty Investors ("FRI"), a California general
partnership.  The Managing  General Partner and the managing  general partner of
FRI are subsidiaries of Apartment Investment and Management Company ("AIMCO"), a
publicly traded real estate investment trust. The Partnership Agreement provides
that the  Partnership  is to terminate on December 31, 2020,  unless  terminated
prior to such date.

Principles of Consolidation:  The consolidated  financial statements include all
of the  accounts  of the  Partnership  and  the  joint  ventures  in  which  the
Partnership  had a controlling  interest.  An affiliated  partnership  owned the
minority   interest  in  this  joint  venture.   All  significant   inter-entity
transactions and balances have been eliminated.

Use of Estimates:  The  preparation of financial  statements in conformity  with
accounting   principles   generally  accepted  in  the  United  States  requires
management to make estimates and assumptions that affect the amounts reported in
the financial  statements and  accompanying  notes.  Actual results could differ
from those estimates.

Allocation  of Income,  Loss,  and  Distributions:  Net  income,  net loss,  and
distributions  of cash of the Partnership are allocated  between the general and
limited partners in accordance with the provisions of the partnership agreement.

Fair Value of Financial Instruments: Statement of Financial Accounting Standards
("SFAS") No. 107,  "Disclosures about Fair Value of Financial  Instruments",  as
amended by SFAS No. 119, "Disclosures about Derivative Financial Instruments and
Fair  Value  of  Financial  Instruments",  requires  disclosure  of  fair  value
information  about  financial  instruments,  whether  or not  recognized  in the
balance sheet, for which it is practicable to estimate fair value. Fair value is
defined in the SFAS as the amount at which the instruments could be exchanged in
a  current  transaction  between  willing  parties,  other  than in a forced  or
liquidation  sale.  The  Partnership  believes  that the carrying  amount of its
financial  instruments (except for long term debt) approximates their fair value
due to the short term maturity of these  instruments.  It is not  practicable to
estimate  the fair  value of the  Partnership's  Promissory  Notes  due to their
maturity in February  1999 and the  Partnership  is unable to obtain  additional
financing.

Cash and Cash Equivalents:  Cash and cash equivalents include cash, in banks and
money market accounts.  At certain times, the amount of cash deposited at a bank
may exceed the limit on insured deposits.

Security Deposits:  Prior to the sale of the investment  property in March 2003,
the Partnership  required security deposits from lessees for the duration of the
lease. The security deposits were refunded when the tenant vacated, provided the
tenant had not damaged their space and was current on their rental payments.

Investment  Property:  As a result of the  Partnership  adopting the liquidation
basis of accounting,  the investment  property was adjusted to its estimated net
realizable value at December 31, 2002. The investment property was sold in March
2003.

Leases:  Prior  to the  sale of the  investment  property  in  March  2003,  the
Partnership  leased  certain  commercial  space to tenants  under  various lease
terms. The leases were accounted for as operating leases in accordance with SFAS
No. 13, "Accounting for Leases".

Segment Reporting: SFAS No. 131, "Disclosure about Segments of an Enterprise and
Related  Information"  established  standards  for the way that public  business
enterprises  report  information  about operating  segments in annual  financial
statements and requires that those enterprises report selected information about
operating segments in interim financial reports.  It also established  standards
for related disclosures about products and services, geographic areas, and major
customers.  As  defined in SFAS 131,  the  Partnership  has only one  reportable
segment.

Note C - Transactions with Affiliated Parties

The  Partnership  has no employees  and is  dependent  on the  Managing  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
Partnership activities.  The Partnership Agreement provides for certain payments
to affiliates for services and as reimbursement of certain expenses  incurred by
affiliates on behalf of the Partnership.

An  affiliate  of  the  Managing  General  Partner  received   reimbursement  of
accountable  administrative  expenses  amounting  to  approximately  $93,000 and
$91,000 for the years ended December 31, 2003 and 2002, respectively.

The  Partnership  insured its  property up to certain  limits  through  coverage
provided by AIMCO which is  generally  self-insured  for a portion of losses and
liabilities  related to workers  compensation,  property  casualty  and  vehicle
liability.  The Partnership  insured its property above the AIMCO limits through
insurance  policies  obtained  by  AIMCO  from  insurers  unaffiliated  with the
Managing General  Partner.  During the year ended December 2002, the Partnership
was charged by AIMCO and its  affiliates  approximately  $24,000  for  insurance
coverage and fees associated with policy claims administration. No such coverage
was charged during 2003 as the remaining property was sold.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO owned 108  Individual  Investor  Units (the  "Units") in the
Partnership  representing  approximately  0.11%  of  the  outstanding  Units  at
December 31, 2003.  Affiliates of the Managing  General Partner also owned 5,511
(8.24%) of the  Partnership's  1985  Promissory  Notes and 1,635  (9.64%) of the
Partnership's 1986 Promissory Notes at December 31, 2003.  Although the Managing
General  Partner  owes  fiduciary   duties  to  the  limited   partners  of  the
Partnership, the Managing General Partner also owes fiduciary duties to AIMCO as
its sole stockholder.  As a result,  the duties of the Managing General Partner,
as managing  general  partner,  to the Partnership and its limited  partners may
come into conflict with the duties of the Managing  General Partner to AIMCO, as
its sole stockholder.

Note D - Income Taxes

The Partnership has received a ruling from the Internal  Revenue Service that it
will  be  classified  as  a  partnership   for  Federal   income  tax  purposes.
Accordingly, no provision for income taxes is made in the consolidated financial
statements of the  Partnership.  Taxable  income or loss of the  Partnership  is
reported in the income tax returns of its  partners.  The taxable  income of the
Partnership  for the year ended December 31, 2003 is  approximately  $15,310,000
($153.06 per  Individual  Investor Unit) and the taxable loss for the year ended
December  31, 2002 is  approximately  $282,000  ($2.89 per  Individual  Investor
Unit).

The following is a reconciliation between the Partnership's reported amounts and
Federal tax basis of net liabilities (in thousands) at December 31, 2003:

                                                    2003
Net liabilities in liquidation as reported         $(27,731)
Differences resulted from:
  Cash                                                (175)
  Debt trustee escrow                                 (766)
  Non-recourse promissory notes                     27,905
  Estimated costs in liquidation                       684
  Other                                                 83
Net liabilities - Federal tax basis                $    --

Note E - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the  Partnership,  its Managing  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purported  to  assert  claims  on  behalf  of a class of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  that are named as nominal  defendants,  challenging,  among  other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc.  ("Insignia") and entities that were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged into AIMCO.  The plaintiffs  sought  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
In addition, during the third quarter of 2001, a complaint (the "Heller action")
was filed  against  the same  defendants  that are named in the  Nuanes  action,
captioned  Heller v.  Insignia  Financial  Group.  On or about  August 6,  2001,
plaintiffs filed a first amended  complaint.  The Heller action was brought as a
purported derivative action, and asserted claims for, among other things, breach
of fiduciary  duty,  unfair  competition,  conversion,  unjust  enrichment,  and
judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement  of the Nuanes  action and the Heller  action.  The  settlement  only
benefits limited partners as of December 20, 2002 in those limited  partnerships
named in the complaint  that are not in the process of being  liquidated or that
have already been  liquidated.  The  Partnership's  limited partners will not be
entitled to any proceeds from the  settlement  since the  Partnership  is in the
process of being liquidated,  but have not compromised any potential claims as a
result of the settlement  and  dismissal.  The  Partnership's  limited  partners
should have received a Notice to  Non-Settling  Persons  during April 2003 which
describes this information in more detail.

On June 13, 2003, the Court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
filed an appeal  seeking  to vacate  and/or  reverse  the  order  approving  the
settlement and entering judgment  thereto.  The Managing General Partner intends
to file a respondent's  brief in support of the order  approving  settlement and
entering judgment thereto by April 23, 2004.

The  Managing  General  Partner  does  not  anticipate  that  any  costs  to the
Partnership, whether legal or settlement costs, associated with these cases will
be material to the Partnership's overall operations.




<PAGE>



Item 8.     Changes in and Disagreements  with Accountants on Accounting and
            Financial Disclosures

            None.

Item 8a.    Controls and Procedures

(a) Disclosure Controls and Procedures.  The Partnership's management,  with the
participation of the principal executive officer and principal financial officer
of the Managing  General  Partner,  who are the equivalent of the  Partnership's
principal executive officer and principal financial officer,  respectively,  has
evaluated  the  effectiveness  of  the  Partnership's  disclosure  controls  and
procedures (as such term is defined in Rules  13a-15(e) and 15d-15(e)  under the
Securities  Exchange Act of 1934, as amended (the "Exchange Act")) as of the end
of the period covered by this report.  Based on such  evaluation,  the principal
executive  officer  and  principal  financial  officer of the  Managing  General
Partner, who are the equivalent of the Partnership's principal executive officer
and principal  financial officer,  respectively,  have concluded that, as of the
end of such period,  the  Partnership's  disclosure  controls and procedures are
effective.

(b) Internal Control Over Financial  Reporting.  There have not been any changes
in the Partnership's  internal control over financial reporting (as such term is
defined in Rules  13a-15(f)  and  15d-15(f)  under the Exchange  Act) during the
fourth quarter of 2003 that have materially  affected,  or are reasonably likely
to  materially  affect,  the  Partnership's   internal  control  over  financial
reporting.



<PAGE>


                                    PART III

Item 9.  Directors,  Officers,  Promoters and Control  Persons,  Compliance with
         Section 16(a) of the Exchange Act

Century  Properties Fund XXIII (the  "Partnership" or the  "Registrant")  has no
directors  or  officers.  The names and ages of,  as well as the  positions  and
offices held by, the present  directors  and officers of Fox Capital  Management
Corporation  ("FCMC" or the "Managing General Partner") are set forth below. The
Managing  General  Partner  manages  and  controls   substantially  all  of  the
Partnership's  affairs and has general  responsibility and ultimate authority in
all matters affecting its business. There are no family relationships between or
among any directors or officers.

Name                        Age    Position

Peter K. Kompaniez           59    Director
Martha L. Long               44    Director and Senior Vice President
Harry G. Alcock              41    Executive Vice President
Miles Cortez                 60    Executive Vice President, General Counsel
                                     and Secretary
Patti K. Fielding            40    Executive Vice President
Paul J. McAuliffe            47    Executive Vice President and Chief
                                     Financial Officer
Thomas M. Herzog             41    Senior Vice President and Chief Accounting
                                     Officer

Peter K. Kompaniez has been Director of the Managing  General  Partner since
February  2004.  Mr.  Kompaniez  has  been  Vice  Chairman  of the  Board of
Directors  of AIMCO  since  July 1994 and was  appointed  President  in July
1997.  Mr.  Kompaniez  has also  served as Chief  Operating  Officer  of NHP
Incorporated  after it was  acquired  by AIMCO in December  1997.  Effective
April 1, 2004, Mr.  Kompaniez  resigned as President of AIMCO. Mr. Kompaniez
will  continue in his role as Director of the Managing  General  Partner and
Vice  Chairman of AIMCO's Board and will serve AIMCO on a variety of special
and ongoing projects in an operating role.

Martha  L.  Long  has been a  Director  and  Senior  Vice  President  of the
Managing  General  Partner since February 2004. Ms. Long has been with AIMCO
since  October  1998 and has  served  in  various  capacities.  From 1998 to
2001,  Ms. Long served as Senior Vice  President and Controller of AIMCO and
the  Managing  General  Partner.  During  2002 and 2003,  Ms. Long served as
Senior Vice President of Continuous Improvement for AIMCO.

Harry G. Alcock was appointed  Executive Vice President of the Managing  General
Partner  in  February  2004 and has been  Executive  Vice  President  and  Chief
Investment Officer of AIMCO since October 1999. Prior to October 1999 Mr. Alcock
served as a Vice President of AIMCO from July 1996 to October 1997,  when he was
promoted to Senior Vice  President-Acquisitions  where he served  until  October
1999. Mr. Alcock has had responsibility for acquisition and financing activities
of AIMCO since July 1994.

Miles  Cortez was  appointed  Executive  Vice  President,  General  Counsel  and
Secretary  of the  Managing  General  Partner in  February  2004 and of AIMCO in
August 2001. Prior to joining AIMCO, Mr. Cortez was the senior partner of Cortez
Macaulay Bernhardt & Schuetze LLC, a Denver law firm, from December 1997 through
September 2001.

Patti K. Fielding was appointed  Executive  Vice President - Securities and Debt
of the Managing  General Partner in February 2004 and of AIMCO in February 2003.
Ms. Fielding previously served as Senior Vice President - Securities and Debt of
AIMCO from  January  2000 to February  2003.  Ms.  Fielding is  responsible  for
securities and debt financing and the treasury  department.  Ms. Fielding joined
AIMCO in February 1997 and served as Vice  President - Tenders,  Securities  and
Debt until January 2000.

Paul J. McAuliffe has been Executive Vice President and Chief Financial  Officer
of the Managing  General  Partner since April 2002. Mr.  McAuliffe has served as
Executive Vice  President of AIMCO since  February 1999 and was appointed  Chief
Financial Officer of AIMCO in October 1999. From May 1996 until he joined AIMCO,
Mr. McAuliffe was Senior Managing Director of Secured Capital Corp.

Thomas M.  Herzog was  appointed  Senior  Vice  President  and Chief  Accounting
Officer of the Managing General Partner in February 2004 and of AIMCO in January
2004.  Prior to joining AIMCO in January 2004, Mr. Herzog was at GE Real Estate,
serving  as Chief  Accounting  Officer & Global  Controller  from  April 2002 to
January 2004 and as Chief Technical Advisor from March 2000 to April 2002. Prior
to joining GE Real  Estate,  Mr.  Herzog was at  Deloitte & Touche LLP from 1990
until 2000, including a two-year assignment in the real estate national office.

One or more of the above persons are also directors and/or officers of a general
partner (or general partner of a general partner) of limited  partnerships which
either have a class of  securities  registered  pursuant to Section 12(g) of the
Securities Exchange Act of 1934, or are subject to the reporting requirements of
Section  15(d) of such Act.  Further,  one or more of the above persons are also
directors and/or officers of Apartment Investment and Management Company and the
general  partner  of  AIMCO  Properties,  L.P.,  entities  that  have a class of
securities  registered  pursuant to Section 12(g) of the Securities Exchange Act
of 1934, or are subject to the reporting  requirements of Section 15 (d) of such
Act.

The board of directors of the Managing  General Partner does not have a separate
audit committee. As such, the board of directors of the Managing General Partner
fulfills  the  functions  of an audit  committee.  The  board of  directors  has
determined  that  Martha L. Long meets the  requirement  of an "audit  committee
financial expert".

The directors and officers of the Managing  General  Partner with authority over
the Partnership are all employees of subsidiaries of AIMCO.  AIMCO has adopted a
code of ethics that applies to such  directors  and  officers  that is posted on
AIMCO's  website  (www.AIMCO.com).   AIMCO's  website  is  not  incorporated  by
reference to this filing.

Item 10.    Executive Compensation

Neither the  directors nor any of the officers of the Managing  General  Partner
received any remuneration from the Partnership.

Item 11.    Security Ownership of Certain Beneficial Owners and Management

The Partnership is a limited  partnership and has no directors or officers.  The
Managing  General Partner has  discretionary  control over most of the decisions
made by or for the  Partnership in accordance  with the terms of the Partnership
Agreement.  The directors and officers of the Managing  General  Partner and its
affiliates, as a group, do not own any of the Partnership's voting securities.

There is no person known to the Partnership  who owns  beneficially or of record
more than five  percent  of the  voting  authorities  of the  Partnership  as of
December 31, 2003.

As of December 31, 2003,  AIMCO  Properties,  IPLP  (formerly  known as Insignia
Properties  LP),  an  affiliate  of the  Managing  General  Partner,  owned  108
Individual  Investor  Units  ("Units") or  approximately  0.11%.  It's  business
address  is  55  Beattie  Place,  Greenville,  SC  29602.  Additionally,   AIMCO
Properties, IPLP is indirectly ultimately owned by AIMCO.

Item 12.    Transactions with Affiliated Parties

The  Partnership  has no employees  and is  dependent  on the  Managing  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
Partnership activities.  The Partnership Agreement provides for certain payments
to affiliates for services and as reimbursement of certain expenses  incurred by
affiliates on behalf of the Partnership.

An  affiliate  of  the  Managing  General  Partner  received   reimbursement  of
accountable  administrative  expenses  amounting  to  approximately  $93,000 and
$91,000 for the years ended December 31, 2003 and 2002, respectively.

The  Partnership  insured its  property up to certain  limits  through  coverage
provided by AIMCO which is  generally  self-insured  for a portion of losses and
liabilities  related to workers  compensation,  property  casualty  and  vehicle
liability.  The Partnership  insured its property above the AIMCO limits through
insurance  policies  obtained  by  AIMCO  from  insurers  unaffiliated  with the
Managing General  Partner.  During the year ended December 2002, the Partnership
was charged by AIMCO and its  affiliates  approximately  $24,000  for  insurance
coverage and fees associated with policy claims administration. No such coverage
was charged during 2003 as the remaining property was sold.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO owned 108  Individual  Investor  Units (the  "Units") in the
Partnership  representing  approximately  0.11%  of  the  outstanding  Units  at
December 31, 2003.  Affiliates of the Managing  General Partner also owned 5,511
(8.24%) of the  Partnership's  1985  Promissory  Notes and 1,635  (9.64%) of the
Partnership's 1986 Promissory Notes at December 31, 2003.  Although the Managing
General  Partner  owes  fiduciary   duties  to  the  limited   partners  of  the
Partnership, the Managing General Partner also owes fiduciary duties to AIMCO as
its sole stockholder.  As a result,  the duties of the Managing General Partner,
as managing  general  partner,  to the Partnership and its limited  partners may
come into conflict with the duties of the Managing  General Partner to AIMCO, as
its sole stockholder.



<PAGE>


                                     PART IV

Item 13.    Exhibits,  Financial  Statements,  Schedules and Reports on Form 8-K

      (a)   Exhibits:

            See Exhibit Index attached.

      (b)   Reports on Form 8-K filed during the fourth quarter of calendar year
            2003:

            None.

Item 14.    Principal Accounting Fees and Services

The Managing  General Partner has  reappointed  Ernst & Young LLP as independent
auditors to audit the financial statements of the Partnership for 2004.

Audit  Fees.  The  Partnership   paid  to  Ernst  &  Young  LLP  audit  fees  of
approximately $36,000 and $32,000 for 2003 and 2002, respectively.

Tax Fees.  The  Partnership  paid to Ernst & Young LLP fees for tax services for
2003 and 2002 of approximately $9,000 and $5,000, respectively.



<PAGE>


                                   SIGNATURES



In accordance with the  requirements of the Exchange Act, the Registrant  caused
this  report to be  signed on its  behalf  by the  undersigned,  thereunto  duly
authorized.


                                    CENTURY PENSION INCOME FUND XXIII


                                    By:   Fox Partners V
                                          Its General Partner


                                    By:   Fox Capital Management Corporation
                                          Its Managing General Partner


                                    By:   /s/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President


                                    By:   /s/Thomas M. Herzog
                                          Thomas M. Herzog
                                          Senior Vice President
                                          and Chief Accounting Officer


                                    Date: April 14, 2004


In accordance with the  requirements of the Exchange Act, the Registrant  caused
this  report to be  signed on its  behalf  by the  undersigned,  thereunto  duly
authorized.


/s/Peter K. Kompaniez         Director                      Date: April 14, 2004
Peter K. Kompaniez


/s/Martha L. Long             Director and Senior Vice      Date: April 14, 2004
Martha L. Long                President


/s/Thomas M. Herzog           Senior Vice President and     Date: April 14, 2004
Thomas M. Herzog              Chief Accounting Officer



<PAGE>



                        CENTURY PENSION INCOME FUND XXIII

                                  Exhibit Index



  Exhibit Number

       2          NPI  Stock  Purchase  Agreement,  dated as of  August  17,
                  1995,  incorporated  by  reference  to  the  Partnership's
                  Current Report on Form 8-K dated August 17, 1995.

       3.4        Agreement of Limited Partnership, incorporated by reference to
                  Exhibit A to the Prospectus of the  Partnership  dated July 1,
                  1985   and   thereafter    supplemented   contained   in   the
                  Partnership's  Registration  Statement on Form S-11 (Reg.  No.
                  2-96389)

      10.22       Purchase and Sale Contract  between  Registrant  and The Cadle
                  Company,  dated March 6, 2003,  (incorporated  by reference to
                  the Current  Report on Form 8-K dated March 31, 2003 and filed
                  on April 10, 2003).

      10.23       Assignment of Purchase  Agreement  between The Cadle  Company,
                  Inc. and Cadle's  Commerce  Plaza,  LLC,  dated March 31, 2003
                  (incorporated  by reference to the Current  Report on Form 8-K
                  dated March 31, 2003 and filed on April 10, 2003).

      31.1        Certification   of  equivalent  of  Chief  Executive   Officer
                  pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a),
                  as Adopted Pursuant to Section 302 of the  Sarbanes-Oxley  Act
                  of 2002.

      31.2        Certification   of  equivalent  of  Chief  Financial   Officer
                  pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a),
                  as Adopted Pursuant to Section 302 of the  Sarbanes-Oxley  Act
                  of 2002.

      32.1        Certification  Pursuant  to 18  U.S.C.  Section  1350,  as
                  Adopted Pursuant to Section 906 of the  Sarbanes-Oxley Act
                  of 2002.



<PAGE>



Exhibit 31.1


                                  CERTIFICATION


I, Martha L. Long, certify that:


1.    I have  reviewed  this  annual  report on Form  10-KSB of Century  Pension
      Income Fund XXIII;

2.    Based on my knowledge,  this report does not contain any untrue  statement
      of a material fact or omit to state a material fact  necessary to make the
      statements made, in light of the circumstances under which such statements
      were made,  not  misleading  with  respect  to the period  covered by this
      report;

3.    Based on my  knowledge,  the  financial  statements,  and other  financial
      information  included  in this  report,  fairly  present  in all  material
      respects the financial condition,  results of operations and cash flows of
      the registrant as of, and for, the periods presented in this report;

4.    The  registrant's  other  certifying  officer(s) and I are responsible for
      establishing  and  maintaining  disclosure  controls  and  procedures  (as
      defined in Exchange Act Rules  13a-15(e) and 15d-15(e)) for the registrant
      and have:

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  to ensure that  material  information  relating to the
            registrant,  including its consolidated subsidiaries,  is made known
            to us by others  within  those  entities,  particularly  during  the
            period in which this report is being prepared;

      (b)   Evaluated the effectiveness of the registrant's  disclosure controls
            and  procedures and presented in this report our  conclusions  about
            the effectiveness of the disclosure  controls and procedures,  as of
            the  end  of the  period  covered  by  this  report  based  on  such
            evaluation; and

      (c)   Disclosed  in this  report any change in the  registrant's  internal
            control  over   financial   reporting   that  occurred   during  the
            registrant's  most recent fiscal  quarter (the  registrant's  fourth
            fiscal  quarter in the case of an annual report) that has materially
            affected,   or  is  reasonably  likely  to  materially  affect,  the
            registrant's internal control over financial reporting; and

5.    The registrant's other certifying  officer(s) and I have disclosed,  based
      on  our  most  recent   evaluation  of  internal  control  over  financial
      reporting,  to the  registrant's  auditors and the audit  committee of the
      registrant's  board of directors  (or persons  performing  the  equivalent
      functions):

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely affect the  registrant's  ability to
            record, process, summarize and report financial information; and

      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees  who have a  significant  role in the  registrant's
            internal control over financial reporting.

Date:  April 14, 2004

                                    /s/Martha L. Long
                                    Martha L. Long
                                    Senior  Vice  President  of Fox  Capital
                                    Management  Corporation,  equivalent  of
                                    the  chief  executive   officer  of  the
                                    Partnership


<PAGE>




Exhibit 31.2


                                  CERTIFICATION


I, Thomas M. Herzog, certify that:


1.    I have  reviewed  this  annual  report on Form  10-KSB of Century  Pension
      Income Fund XXIII;

2.    Based on my knowledge,  this report does not contain any untrue  statement
      of a material fact or omit to state a material fact  necessary to make the
      statements made, in light of the circumstances under which such statements
      were made,  not  misleading  with  respect  to the period  covered by this
      report;

3.    Based on my  knowledge,  the  financial  statements,  and other  financial
      information  included  in this  report,  fairly  present  in all  material
      respects the financial condition,  results of operations and cash flows of
      the registrant as of, and for, the periods presented in this report;

4.    The  registrant's  other  certifying  officer(s) and I are responsible for
      establishing  and  maintaining  disclosure  controls  and  procedures  (as
      defined in Exchange Act Rules  13a-15(e) and 15d-15(e)) for the registrant
      and have:

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  to ensure that  material  information  relating to the
            registrant,  including its consolidated subsidiaries,  is made known
            to us by others  within  those  entities,  particularly  during  the
            period in which this report is being prepared;

      (b)   Evaluated the effectiveness of the registrant's  disclosure controls
            and  procedures and presented in this report our  conclusions  about
            the effectiveness of the disclosure  controls and procedures,  as of
            the  end  of the  period  covered  by  this  report  based  on  such
            evaluation; and

      (c)   Disclosed  in this  report any change in the  registrant's  internal
            control  over   financial   reporting   that  occurred   during  the
            registrant's  most recent fiscal  quarter (the  registrant's  fourth
            fiscal  quarter in the case of an annual report) that has materially
            affected,   or  is  reasonably  likely  to  materially  affect,  the
            registrant's internal control over financial reporting; and

5.    The registrant's other certifying  officer(s) and I have disclosed,  based
      on  our  most  recent   evaluation  of  internal  control  over  financial
      reporting,  to the  registrant's  auditors and the audit  committee of the
      registrant's  board of directors  (or persons  performing  the  equivalent
      functions):

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely affect the  registrant's  ability to
            record, process, summarize and report financial information; and

      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees  who have a  significant  role in the  registrant's
            internal control over financial reporting.

Date:  April 14, 2004

                                    /s/Thomas M. Herzog
                                    Thomas M. Herzog
                                    Senior   Vice    President   and   Chief
                                    Accounting   Officer   of  Fox   Capital
                                    Management  Corporation,  equivalent  of
                                    the  chief  financial   officer  of  the
                                    Partnership


<PAGE>


Exhibit 32.1


                          Certification of CEO and CFO
                       Pursuant to 18 U.S.C. Section 1350,
                           As Adopted Pursuant to
               Section 906 of the Sarbanes-Oxley Act of 2002



In connection  with the Annual Report on Form 10-KSB of Century  Pension  Income
Fund XXIII (the  "Partnership"),  for the year ended  December 31, 2003 as filed
with the Securities and Exchange  Commission on the date hereof (the  "Report"),
Martha  L.  Long,  as the  equivalent  of the  Chief  Executive  Officer  of the
Partnership,  and Thomas M. Herzog,  as the  equivalent  of the Chief  Financial
Officer of the Partnership, each hereby certifies, pursuant to 18 U.S.C. Section
1350,  as adopted  pursuant  to Section 906 of the  Sarbanes-Oxley  Act of 2002,
that, to the best of his knowledge:

      (1)   The Report fully complies with the  requirements of Section 13(a) or
            15(d) of the Securities Exchange Act of 1934; and

      (2)   The  information  contained in the Report  fairly  presents,  in all
            material respects, the financial condition and results of operations
            of the Partnership.


                                           /s/Martha L. Long
                                    Name:  Martha L. Long
                                    Date:  April 14, 2004


                                           /s/Thomas M. Herzog
                                    Name:  Thomas M. Herzog
                                    Date:  April 14, 2004


This  certification is furnished with this Report pursuant to Section 906 of the
Sarbanes-Oxley  Act of 2002 and shall not be deemed filed by the Partnership for
purposes of Section 18 of the Securities Exchange Act of 1934, as amended.