UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   Form 10-QSB
(Mark One)
[X]   QUARTERLY REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
      ACT OF 1934

                For the quarterly period ended June 30, 2004


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


            For the transition period from _________to _________

                         Commission file number 0-14528


                     CENTURY  PENSION  INCOME  FUND XXIII
       (Exact name of small business issuer 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, P.O. Box 1089
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)

                                 (864) 239-1000
                           (Issuer's telephone number)


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


<PAGE>

                         PART I - FINANCIAL INFORMATION


ITEM 1.     FINANCIAL STATEMENTS



                        CENTURY PENSION INCOME FUND XXIII

          CONSOLIDATED STATEMENT OF NET LIABILITIES IN LIQUIDATION
                                   (Unaudited)
                                 (in thousands)

                                  June 30, 2004



Assets
  Cash and cash equivalents                                           $   94
  Receivables and deposits                                                22
  Debt trustee escrow                                                    777
                                                                         893
Liabilities
  Accounts payable                                                         6
  Other liabilities                                                       71
  Non-recourse promissory notes:
   Principal                                                          11,263
   Interest payable                                                   17,296
  Estimated costs during the period of liquidation                       695
                                                                      29,331

Net liabilities in liquidation                                      $(28,438)


        See Accompanying Notes to Consolidated Financial Statements

<PAGE>

                        CENTURY PENSION INCOME FUND XXIII

    CONSOLIDATED STATEMENTS OF CHANGES IN NET LIABILITIES IN LIQUIDATION
                                   (Unaudited)
                                 (in thousands)
<TABLE>
<CAPTION>

                                                                  For the Six Months
                                                                    Ended June 30,
                                                                  2004           2003
<S>                                                             <C>            <C>
Net liabilities in liquidation at beginning of period           $(27,731)      $(25,094)

Changes in net liabilities in liquidation attributed to:
   Decrease in cash and cash equivalents                             (81)           (26)
   Decrease in receivables and deposits                               (2)           (64)
   Increase (decrease) in debt trustee escrow                         11           (133)
   Decrease in investment in properties                               --         (2,820)
   Increase in accounts payable                                       --            (15)
   Decrease in tenant security deposits                               --              5
   Decrease (increase) in other liabilities                           30            (16)
   (Increase) decrease in non-recourse promissory notes -
      interest payable                                              (654)           140
   Decrease in non-recourse promissory notes - principal              --            583
   (Increase) decrease in estimated costs during the
      period of liquidation                                          (11)           269

Net liabilities in liquidation at end of period                 $(28,438)      $(27,171)


        See Accompanying Notes to Consolidated Financial Statements

</TABLE>

<PAGE>
                        CENTURY PENSION INCOME FUND XXIII

                 NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                                   (Unaudited)


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.

The Partnership's  Nonrecourse  Promissory Notes (the "Notes") were 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 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 Notes at maturity  and as a result,  the  Partnership  was in default on the
Notes.  Fox Capital  Management  Corporation  ("FCMC" or the  "Managing  General
Partner")  contacted the indenture trustee for the 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 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 Notes in full. Upon the last payment on the 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
June 30,  2004 is  approximately  $695,000  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 December 31, 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 - 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 $62,000 for the
six months ended June 30, 2003. No such  reimbursements were paid during the six
months ended June 30, 2004.

Note C - Contingencies

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.  On April 23,  2004,  the Managing
General  Partner  and its  affiliates  filed a response  brief in support of the
settlement  and the  judgment  thereto.  Plaintiffs  have also  filed a brief in
support of the  settlement.  Objector  filed a reply  brief on June 4, 2004.  No
hearing has been scheduled in this matter.

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

As  previously  disclosed,  the  Central  Regional  Office of the United  States
Securities and Exchange  Commission is conducting an  investigation  relating to
certain  matters.  AIMCO  believes the areas of  investigation  include  AIMCO's
miscalculated   monthly  net  rental  income  figures  in  third  quarter  2003,
forecasted  guidance,  accounts payable,  rent concessions,  vendor rebates, and
capitalization of expenses and payroll.  AIMCO is cooperating  fully. AIMCO does
not believe that the ultimate outcome will have a material adverse effect on its
consolidated  financial  condition  or results of  operations  taken as a whole.
Similarly,  the  Managing  General  Partner  does not believe  that the ultimate
outcome will have a material  adverse effect on the  Partnership's  consolidated
financial condition or results of operations taken as a whole.

ITEM 2.     MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

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;  litigation,  including costs associated with
defending claims and any adverse  outcomes.  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.

As of December  31,  1999,  the  Partnership  adopted the  liquidation  basis of
accounting.  The Partnership's  Nonrecourse Promissory Notes (the "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
Notes at maturity and as a result,  the Partnership was in default on the Notes.
The Managing  General  Partner  contacted  the  indenture  trustee for the 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 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 Notes in full. Upon the last payment on the 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
June 30,  2004 is  approximately  $695,000  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 December 31, 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.

During  the six  months  ended  June 30,  2004,  net  liabilities  increased  by
approximately $707,000. This increase is primarily due to an increase in accrued
interest payable on the Notes and a decrease in cash and cash equivalents.

During  the six  months  ended  June 30,  2003,  net  liabilities  increased  by
approximately  $2,077,000.  This  increase  is  primarily  due to  decreases  in
investment  properties and the debt trustee escrow partially offset by decreases
in both the principal and interest payable on the non-recourse  promissory notes
and the  estimated  costs  during the period of  liquidation.  The  decrease  in
investment properties is a result of the sale of Commerce Plaza. The decrease in
the debt trustee  escrow is due to the payment of expenses by the  trustee.  The
decrease in the principal and interest on the  non-recourse  promissory notes is
due to a payment made to the note holders.  The decrease in the estimated  costs
of  liquidation  is due to the  shorter  period of time until the  Partnership's
expected liquidation.

In light of the maturity of the Notes, no distributions were made to the limited
partners  during the six months ended June 30, 2004 and 2003. As a result of the
sale of  Commerce  Plaza,  the  Partnership  made  payments  on the Notes of the
following  amounts  during the six months ended June 30, 2003.  No such payments
were made during the six months ended June 30, 2004.

                                      Six Months Ended
                                       June 30, 2003
                                       (in thousands)
         Operations
           85 Series Notes                 $1,169
           86 Series Notes                    239
                                           $1,408

In addition to its indirect  ownership of the Managing  General Partner interest
in the Partnership,  AIMCO owned 108 limited  partnership units (the "Units") in
the Partnership  representing  approximately  0.11% of the outstanding  units at
June 30,  2004.  Affiliates  of the  Managing  General  Partner also owned 5,511
(8.24%) of the Partnership's 1985 Nonrecourse Promissory Notes and 1,635 (9.64%)
of the  Partnership's  1986  Nonrecourse  Promissory  Notes  at June  30,  2004.
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.

ITEM 3.     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
fiscal quarter to which this report relates that have  materially  affected,  or
are reasonably likely to materially affect,  the Partnership's  internal control
over financial reporting.

                           PART II - OTHER INFORMATION


ITEM 1.     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.  On April 23,  2004,  the Managing
General  Partner  and its  affiliates  filed a response  brief in support of the
settlement  and the  judgment  thereto.  Plaintiffs  have also  filed a brief in
support of the  settlement.  Objector  filed a reply  brief on June 4, 2004.  No
hearing has been scheduled in this matter.

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 2.     EXHIBITS AND REPORTS ON FORM 8-K

            a)    Exhibits:

                  See Exhibit Index attached.

            b)    Reports on Form 8-K:

                  None filed during the quarter ended June 30, 2004.


<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/Stephen B. Waters
                                          Stephen B. Waters
                                          Vice President


                                    Date: August 16, 2004
<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 quarterly report on Form 10-QSB of Century Properties
      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 small  business  issuer as of, and for, the periods  presented in this
      report;

4.    The  small  business  issuer'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 small business issuer 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
            small business issuer, 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  small  business   issuer'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  small  business
            issuer's   internal   control  over  financial   reporting  that
            occurred  during the small business  issuer's most recent fiscal
            quarter (the small  business  issuer's  fourth fiscal quarter in
            the case of an quarterly  report) that has materially  affected,
            or  is  reasonably  likely  to  materially   affect,  the  small
            business  issuer's  internal  control over financial  reporting;
            and

5.    The  small  business  issuer's  other  certifying  officer(s)  and I  have
      disclosed,  based on our most recent  evaluation of internal  control over
      financial reporting, to the small business issuer's auditors and the audit
      committee of the small  business  issuer'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 small business  issuer'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 small  business
            issuer's internal control over financial reporting.

Date:  August 16, 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, Stephen B. Waters, certify that:


1.    I have reviewed this quarterly report on Form 10-QSB of Century Properties
      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 small  business  issuer as of, and for, the periods  presented in this
      report;

4.    The  small  business  issuer'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 small business issuer 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
            small business issuer, 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  small  business   issuer'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  small  business
            issuer's   internal   control  over  financial   reporting  that
            occurred  during the small business  issuer's most recent fiscal
            quarter (the small  business  issuer's  fourth fiscal quarter in
            the case of an quarterly  report) that has materially  affected,
            or  is  reasonably  likely  to  materially   affect,  the  small
            business  issuer's  internal  control over financial  reporting;
            and

5.    The  small  business  issuer's  other  certifying  officer(s)  and I  have
      disclosed,  based on our most recent  evaluation of internal  control over
      financial reporting, to the small business issuer's auditors and the audit
      committee of the small  business  issuer'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 small business  issuer'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 small  business
            issuer's internal control over financial reporting.

Date:  August 16, 2004

                                    /s/Stephen B. Waters
                                    Stephen B. Waters
                                    Vice    President    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 Quarterly  Report on Form 10-QSB of Century  Properties
Income Fund XXIII (the  "Partnership"),  for the quarterly period ended June 30,
2004 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  Stephen B.  Waters,  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:  August 16, 2004


                                           /s/Stephen B. Waters
                                    Name:  Stephen B. Waters
                                    Date:  August 16, 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.