FORM 10-Q--QUARTERLY REPORT UNDER SECTION 13 OR 15(D)
                     OF THE SECURITIES EXCHANGE ACT OF 1934

                                 UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                            WASHINGTON, D.C.  20549
                                   FORM 10-Q

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


                  For the quarterly period ended June 30, 1998

                                       or

[ ]  TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES
     EXCHANGE ACT OF 1934

              For the transition period from .........to.........
               (Amended by Exch Act Rel No. 312905 eff. 4/26/93.)

                         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.)

                          One Insignia Financial Plaza
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)


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



Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15 (d) of the Securities Exchange Act of 1934
during the preceding 12 months (or for such shorter period that the registrant
was required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days.  Yes  X  .  No      .


                         PART I - FINANCIAL INFORMATION

ITEM 1.  FINANCIAL STATEMENTS

a)
                       CENTURY PENSION INCOME FUND XXIII

                          CONSOLIDATED BALANCE SHEETS
                        (in thousands, except unit data)


                                                     June 30,     December 31,
                                                       1998           1997
                                                    (Unaudited)      (Note)
Assets
  Cash and cash equivalents                        $ 10,602        $  9,366
  Receivables and deposits                            1,271           1,118
  Other assets                                          284             332
  Mortgage loan receivable                            1,137           1,137
  Deferred charges                                    1,330           1,533
  Investment properties:
    Land                                             15,970          15,970
    Buildings and related personal property          62,926          62,629
                                                     78,896          78,599
    Less accumulated depreciation                   (23,572)        (22,358)
                                                     55,324          56,241

                                                   $ 69,948        $ 69,727
Liabilities and Partners' Deficit

Liabilities
  Accounts payable                                 $     22        $     34
  Tenant security deposit liabilities                   351             367
  Accrued property taxes                                365             258
  Accrued interest - promissory notes                 1,048           1,048
  Accrued interest - notes payable                      181             165
  Other liabilities                                     194             274
  Notes payable                                       6,856           6,856
  Non-recourse promissory notes:
     Principal                                       41,939          41,939
     Deferred interest payable                       35,959          34,576

Minority interest in consolidated
 joint ventures                                       7,676           7,429

Partners' Deficit
  General partner's                                  (1,333)         (1,284)
  Limited partners' (95,789 units issued and
    outstanding at June 30, 1998 and
    December 31, 1997)                              (23,310)        (21,935)
                                                    (24,643)        (23,219)

                                                   $ 69,948        $ 69,727

 Note: The balance sheet at December 31, 1997, has been derived from the
 audited financial statements at that date but does not include all of the
 information and footnotes required by generally accepted accounting
 principles for complete financial statements.

          See Accompanying Notes to Consolidated Financial Statements


b)
                       CENTURY PENSION INCOME FUND XXIII

                     CONSOLIDATED STATEMENTS OF OPERATIONS
                                  (Unaudited)
                        (in thousands, except unit data)



                                    1998         1997        1998       1997
Revenues:
 Rental income                   $  2,763     $  2,568     $  5,562   $  5,324
 Interest income on mortgage
   loans                               21           21           41         41
 Other income                         143          133          283        267
   Total revenues                   2,927        2,722        5,886      5,632
Expenses:
 Operating                            835          738        1,534      1,574
 General and administrative           225          264          496        511
 Depreciation                         622          585        1,214      1,206
 Interest on notes payable            207          207          414        639
 Interest to promissory note
   holders                          1,215        1,215        2,431      2,431
 Amortization of deferred
   charges                            106          105          216        210
 Property taxes                       379          405          738        818
   Total expenses                   3,589        3,519        7,043      7,389

Loss before minority
 interest in joint ventures'
 operations and extraordinary
 gain on foreclosure                 (662)        (797)      (1,157)    (1,757)

Minority interest in joint
 ventures' operations                 (99)         (90)        (246)      (177)

Loss before extraordinary gain       (761)        (887)      (1,403)    (1,934)
Extraordinary gain on
 foreclosure                           --           --           --      5,337

Net (loss) income                $   (761)    $   (887)    $ (1,403)  $  3,403

Net (loss) income allocated to
 general partner                 $    (15)    $    (18)    $    (28)  $  1,028

Net (loss) income allocated to
 limited partners                    (746)        (869)      (1,375)     2,375
                                 $   (761)    $   (887)    $ (1,403)  $  3,403

Net (loss) income per limited
 partnership unit:

Loss before extraordinary gain   $  (7.79)    $  (9.07)    $ (14.35)  $ (19.78)
Extraordinary gain on
 Foreclosure                           --           --           --      44.58

Net (loss) income per limited
 Partnership unit                $  (7.79)    $  (9.07)    $ (14.35)  $  24.80

          See Accompanying Notes to Consolidated Financial Statements

c)
                       CENTURY PENSION INCOME FUND XXIII

            CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' DEFICIT
                                  (Unaudited)
                        (in thousands, except unit data)

<TABLE>
<CAPTION>
                                     Limited
                                   Partnership    General     Limited
                                      Units      Partner's   Partners'     Total
<S>                                <C>          <C>         <C>         <C>
Original capital contributions      95,789       $   958     $ 47,894    $ 48,852

Partners' deficit
 at December 31, 1996               95,789       $(2,206)    $(21,186)   $(23,392)

Distribution to general partner         --           (21)          --         (21)

Net income for the six months
 ended June 30, 1997                    --         1,028        2,375       3,403

Partners' deficit
 at June 30, 1997                   95,789       $(1,199)    $(18,811)   $(20,010)

Partners' deficit
  at December 31, 1997              95,789       $(1,284)    $(21,935)   $(23,219)

Distribution to general partner         --           (21)          --         (21)

Net loss for the six months
  ended June 30, 1998                   --           (28)      (1,375)     (1,403)

Partners' deficit
  at June 30, 1998                  95,789       $(1,333)    $(23,310)   $(24,643)
<FN>
          See Accompanying Notes to Consolidated Financial Statements
</FN>
</TABLE>

d)
                       CENTURY PENSION INCOME FUND XXIII

                     CONSOLIDATED STATEMENTS OF CASH FLOWS
                                  (Unaudited)
                                 (in thousands)

<TABLE>
<CAPTION>

                                                               Six Months Ended
                                                                   June 30,
                                                               1998        1997
<S>                                                         <C>         <C>
Cash flows from operating activities:
 Net (loss) income                                           $ (1,403)   $  3,403
 Adjustments to reconcile net (loss) income to net cash
  provided by operating activities:
   Depreciation                                                 1,214       1,206
   Amortization of deferred charges and lease commissions         350         326
   Minority interest in joint ventures' operations                246         177
   Deferred interest on non-recourse promissory notes           1,383       1,383
   Extraordinary gain on foreclosure                               --      (5,337)
   Casualty gain                                                   --         (37)
   Change in accounts:
     Receivables and deposits                                    (152)        (90)
     Other assets                                                  48        (311)
     Deferred charges                                            (147)         --
     Accounts payable                                             (12)       (115)
     Tenant security deposit liabilities                          (16)         (6)
     Accrued property taxes                                       107          90
     Other liabilities                                            (80)        (19)
     Accrued interest on notes payable                             16         241

        Net cash provided by operating activities               1,554         911

Cash flows from investing activities:
 Property replacements and improvements                          (297)       (272)

        Net cash used in investing activities                    (297)       (272)

Cash flows from financing activities:
 Cash distributions to the general partner                        (21)        (21)

        Net cash used in financing activities                     (21)        (21)

Net increase in cash and cash equivalents                       1,236         618

Cash and cash equivalents at beginning of period                9,366       8,289

Cash and cash equivalents at end of period                   $ 10,602    $  8,907

Supplemental disclosure of cash flow information:

  Cash paid for interest - notes payable                     $    398    $    398

  Cash paid for interest - non-recourse promissory notes     $  1,048    $  1,048
<FN>
          See Accompanying Notes to Consolidated Financial Statements
</FN>
</TABLE>


                       CENTURY PENSION INCOME FUND XXIII
               CONSOLIDATED STATEMENTS OF CASH FLOWS - CONTINUED
                                  (Unaudited)
                                 (in thousands)


SUPPLEMENTAL DISCLOSURES OF NON-CASH ACTIVITIES


Foreclosure:

During the six months ended June 30, 1997, Sunnymead Towne Center was foreclosed
upon by the lender.  In connection with this foreclosure, approximately $67,000
in cash was transferred to the lender as partial settlement on the outstanding
debt. This cash was previously classified as restricted cash on the
Partnership's balance sheet.  In addition, the following balance sheet accounts
were adjusted by the non-cash amounts noted below (in thousands):

                                             June 30, 1997

 Receivables and deposits                     $  (663)
 Other assets                                     (27)
 Investment properties                         (5,714)
 Tenant security deposit liabilities               42
 Accrued interest on notes payable              1,591
 Other liabilities                                  8
 Notes payable                                 10,100

Casualty Gain:

The Partnership recorded a net casualty gain during the six months ended June
30, 1997, resulting from a fire at The Enclaves which destroyed six apartment
units.  The damage resulted in a net gain of approximately $37,000.  The
following balance sheet accounts were adjusted by the non-cash amounts noted
below (in thousands):

                                                      1997

Receivables and other assets                          $133
Building and related personal property                 143

Other liabilities                                     (143)



e)
                       CENTURY PENSION INCOME FUND XXIII

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                                  (Unaudited)


NOTE A - GOING CONCERN

The accompanying consolidated financial statements have been prepared assuming
Century Pension Income Fund XXIII (the "Partnership") will continue as a going
concern, which contemplates the realization of assets and satisfaction of
liabilities in the normal course of business.  As discussed in "Item 2,
Management's Discussion and Analysis or Plan of Operation," the Non-Recourse
Promissory Notes (the "Notes"), totaling approximately $79,627,000 (at maturity)
in principal and deferred interest, mature on February 15, 1999. The Managing
General Partner believes that the values of the properties are significantly
less than the amount of debt owed and, unless there is a lender workout or loan
extension, the properties will most likely be lost through foreclosure.  The
Managing General Partner is currently evaluating the likelihood of a lender
workout or extension of the maturity date of the Notes.  However, there can be
no assurance that these courses of action will be successful or that the
Partnership will have sufficient funds to meet its 1999 obligations.  These
conditions raise substantial doubt about the Partnership's ability to continue
as a going concern.

The financial statements do not include any adjustments relating to the
recoverability and classification of recorded asset amounts or the amounts and
classification of liabilities that might be necessary should the Partnership be
unable to continue as a going concern.

NOTE B - BASIS OF PRESENTATION

The accompanying unaudited financial statements of the Partnership have been
prepared in accordance with generally accepted accounting principles for interim
financial information and with the instructions to Form 10-Q and Article 10 of
Regulation S-X.  Accordingly, they do not include all of the information and
footnotes required by generally accepted accounting principles for complete
financial statements.  In the opinion of Fox Capital Management Corporation
("FCMC" or the "Managing General Partner"), a California corporation and the
managing general partner of the Partnership's general partner, all adjustments
(consisting of normal recurring accruals) considered necessary for a fair
presentation have been included. Operating results for the three and six month
periods ended June 30, 1998, are not necessarily indicative of the results that
may be expected for the fiscal year ending December 31, 1998.  For further
information, refer to the financial statements and footnotes thereto included in
the Partnership's annual report on Form 10-K for the year ended December 31,
1997.

Certain reclassifications have been made to the 1997 information to conform to
the 1998 presentation.

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 Managing General Partner is wholly-owned by Insignia
Properties Trust ("IPT"), an affiliate of Insignia Financial Group, Inc.
("Insignia").  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.

The following transactions with the Managing General Partner and its affiliates
were incurred during the six months ended June 30, 1998 and 1997:


                                                         1998        1997
                                                           (in thousands)
Property management fees (included in operating
  expense)                                                $ 81        $ 76
Reimbursement for services of affiliates (included
  in general and administrative expenses)                  123          98
Partnership management fee (included in general
  and administrative expenses)                              55          55

For the period ended June 30, 1998, approximately $2,000 in reimbursements for
construction oversight costs are included in operating expense.  There were no
such costs for the period ended June 30, 1997.

For the period from January 1, 1997, to August 31, 1997, the Partnership insured
its properties under a master policy through an agency affiliated with the
Managing General Partner with an insurer unaffiliated with the Managing General
Partner.  An affiliate of the Managing General Partner acquired, in the
acquisition of a business, certain financial obligations from an insurance
agency which was later acquired by the agent who placed the master policy.  The
agent assumed the financial obligations to the affiliate of the Managing General
Partner which received payments on these obligations from the agent.  The amount
of the Partnership's insurance premiums accruing to the benefit of the affiliate
of the Managing General Partner by virtue of the agent's obligations was not
significant.

In accordance with the Partnership Agreement (the "Agreement") the General
Partner was allocated its two percent continuing interest in the Partnership's
net income or loss and taxable income or loss exclusive of gains or losses on
any property dispositions. The extraordinary gain on the Sunnymead foreclosure
recognized during the six month period ended June 30, 1997 was allocated 20% to
the General Partner and 80% to the limited partners per the terms of the
Agreement.

The partnership management fee is limited by the Agreement to ten percent of net
cash available for distribution before interest payments to the Promissory
Noteholders and the partnership management fee.  The Managing General Partner
received cash distributions totaling approximately $21,000 during each of the
six month periods ended June 30, 1998 and 1997.

On March 17, 1998, Insignia entered into an agreement to merge its national
residential property management operations, and its controlling interest in IPT,
with Apartment Investment and Management Company ("AIMCO"), a publicly traded
real estate investment trust.  The closing, which is anticipated to happen in
the third quarter of 1998, is subject to customary conditions, including
government approvals and the approval of Insignia's shareholders.  If the
closing occurs, AIMCO will then control the Managing General Partner of the
Partnership.

NOTE D - FORECLOSURE OF SUNNYMEAD TOWNE SHOPPING CENTER

On March 27, 1997, the Sunnymead Towne Shopping Center ("Sunnymead") located in
Moreno Valley, California, was foreclosed on.  Several significant tenants
vacated Sunnymead in 1995 and 1996 and the Partnership recorded a provision for
impairment of value.  In 1996 the Partnership ceased making debt service
payments and the property was placed in receivership in May of 1996.  The
Managing General Partner determined it was not in the Partnership's best
interest to contest the foreclosure action as the value of the Sunnymead
property was estimated at less than the debt.  As a result of the foreclosure,
the Partnership recorded a gain on foreclosure of approximately $5,337,000
during the six month period ended June 30, 1997.  Prior to the foreclosure, the
outstanding debt on the property was a note payable with a principal balance of
$10,100,000 and accrued interest of approximately $1,591,000.


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

The Partnership's remaining investment properties consist of one apartment
complex, four business parks and two shopping centers, as well as three business
parks and a shopping center owned by two consolidated joint ventures between the
Partnership and an affiliated partnership.  The following table sets forth the
average physical occupancy for the six months ended June 30, 1998 and 1997:


                                                        Average
                                                       Occupancy
Property                                          1998            1997

Commerce Plaza                                    100%            100%
  Tampa, Florida

Regency Centre                                     90%             95%
  Lexington, Kentucky

Highland Park Commerce                             90%             89%
  Center - Phase II
  Charlotte, North Carolina

Interrich Plaza                                   100%            64%
  Richardson, Texas

Centre Stage Shopping Center                       96%             99%
  Norcross, Georgia

The Enclaves                                       94%             92%
  Atlanta, Georgia

Medtronics                                        100%            100%
  Irvine, California

CORAL PALM PLAZA JOINT VENTURE:

Coral Palm Plaza                                   69%             74%
  Coral Springs, Florida

MINNEAPOLIS BUSINESS PARKS
  JOINT VENTURE:

Alpha Business Center                              93%             91%
  Bloomington, Minnesota

Plymouth Service Center                           100%            100%
  Plymouth, Minnesota

Westpoint Business Center                          93%             97%
  Plymouth, Minnesota

The Managing General Partner attributes the decrease in occupancy at Regency
Centre to a vacancy created by a tenant moving out of a 10,810 sq. foot space.
In April of 1998 a new lease was signed for this space and the tenant moved in
during the month of May. Occupancy at Interrich Plaza is currently at 100% due
to the demand for warehouse space in the Dallas/Fort Worth area.  Occupancy at
Centre Stage Shopping Center decreased due to a vacancy created by a tenant
moving out.  A new lease has been signed for this space and the tenant will move
in at the beginning of July.  Occupancy at Coral Palm Plaza decreased as a
result of two tenants vacating the property during the fourth quarter of 1997.
Occupancy at Westpoint Business Center decreased as a result of a tenant
exercising a termination option.  A new lease has been signed to occupy this
space.

Results of Operations

The Partnership's net loss for the six months ended June 30, 1998 was
approximately $1,403,000 compared to net income of approximately $3,403,000 for
the six months ended June 30, 1997.  The Partnership's net loss for the three
months ended June 30, 1998 was approximately $761,000 compared to a net loss of
approximately $887,000 for the corresponding period of 1997.  The decrease in
net income is primarily attributable to the extraordinary gain of approximately
$5,337,000 on the foreclosure of Sunnymead Towne Shopping Center during the six
months ended June 30, 1997 (see "Item 1. Financial Statements, Note D").  The
Partnership's loss before the extraordinary gain for the three and six month
periods ended June 30, 1998 was approximately $761,000 and $1,403,000,
respectively, compared to approximately $887,000 and $1,934,000, respectively,
for the comparable period of 1997.  The decrease in loss before the
extraordinary gain was partly due to the foreclosure of Sunnymead.  In addition,
the decrease in interest expense is primarily attributable to the absence of
interest related to the Sunnymead mortgage.  The Partnership realized a net loss
from the operations of Sunnymead of approximately $174,000 in 1997.  In
addition, the Partnership realized an increase in rental income from several of
its remaining investment properties due to increases in occupancy as stated
above.  Rental income also increased at Commerce Plaza, Regency Center and Coral
Palm Plaza.  The increase at Commerce Plaza is due to rental rate increases.
The increase at Regency Center is primarily due to increased percentage rents.
The increase at Coral Palm is primarily attributable to a decrease in the bad
debt write offs required. Property tax expense decreased primarily due to a
decrease in the 1997 taxes assessed by the taxing authority for the Enclaves
Apartments property and to the absence of any Sunnymead tax liability in 1998.

Included in operating expense for the six months ended June 30, 1998 is
approximately $74,000 of major repairs and maintenance comprised primarily of
landscaping costs. Included in operating expense for the six months ended June
30, 1997 is approximately $44,000 of major repairs and maintenance comprised
primarily of exterior building repairs and landscaping costs.

As part of the ongoing business plan of the Partnership, the Managing General
Partner monitors the rental market environment of its investment properties to
assess the feasibility of increasing rents, maintaining or increasing occupancy
levels and protecting the Partnership from increases in expense.  As part of
this plan, the Managing General Partner attempts to protect the Partnership from
the burden of inflation-related increases in expenses by increasing rents and
maintaining a high overall occupancy level.  However, due to changing market
conditions, which can result in the use of rental concessions and rental
reductions to offset softening market conditions, there is no guarantee that the
Managing General Partner will be able to sustain such a plan.

Liquidity and Capital Resources

At June 30, 1998, the Partnership had cash and cash equivalents of approximately
$10,602,000 compared to approximately $8,907,000 at June 30, 1997.  The net
increase in cash and cash equivalents for the six months ended June 30, 1998 was
approximately $1,236,000 compared to a net increase of approximately $618,000 at
June 30, 1997.  Net cash provided by operating activities increased primarily
due to the decrease in net loss exclusive of extraordinary gain as discussed
above.  Also contributing to the increase were decreases in cash payments for
accounts payable due to the timing of payments.  Partially offsetting these
items was a decrease in other liabilities due to the timing of payments.  Net
cash used in investing activities increased due to increased property
improvements and replacements in 1998.  Net cash used in financing activities
was consistent for both periods.

The sufficiency of existing liquid assets to meet future liquidity and capital
expenditure requirements is directly related to the level of capital
expenditures required at the properties to adequately maintain the physical
assets, debt service requirements and other operating needs of the Partnership.
The mortgage indebtedness of approximately $6,856,000, requires interest only
payments with a balloon payment due in 2001. Also, the Partnership's Non-
Recourse Promissory Notes (the "Notes") of approximately $77,898,000, including
deferred interest of approximately $35,959,000, require minimum interest
payments of 5% on principal per year and mature on February 15, 1999.  The
Managing General Partner believes that the values of the properties are
significantly less than the amount of debt owed and, unless there is a lender
workout or loan extension, the properties will most likely be lost through
foreclosure.  The Managing General Partner is currently evaluating the
likelihood of a lender workout or extension of the maturity date of the Notes.
However, there can be no assurance that these courses of action will be
successful or that the Partnership will have sufficient funds to meet its 1999
obligations.  If the properties are foreclosed upon, it is expected that the
Partnership would recognize a gain for tax purposes.  Future cash distributions
will depend on the levels of cash generated from operations and the availability
of cash reserves. No cash distributions were paid or declared on behalf of the
limited partners in 1997 or during the six months ended June 30, 1998.  Based on
the pending maturity of the Notes, it is unlikely that the Partnership will make
any distributions in the near future.  Cash distributions of approximately
$21,000 were paid to the General Partner during each of the six month periods
ended June 30, 1998 and 1997.

Year 2000

The Partnership is dependent upon the Managing General Partner and Insignia for
management and administrative services.  Insignia has completed an assessment
and will have to modify or replace portions of its software so that its computer
systems will function properly with respect to dates in the year 2000 and
thereafter (the "Year 2000 Issue").  The project is estimated to be completed no
later than December 31, 1998, which is prior to any anticipated impact on its
operating systems.  The Managing General Partner believes that with
modifications to existing software and conversions to new software, the Year
2000 Issue will not pose significant operational problems for its computer
systems. However, if such modifications and conversions are not made, or are not
completed timely, the Year 2000 Issue could have a material impact on the
operations of the Partnership.

Other

Certain items discussed in this quarterly report may constitute forward-looking
statements within the meaning of the Private Securities Litigation Reform Act of
1995 (the "Reform Act") and as such may involve known and unknown risks,
uncertainties and other factors which may cause the actual results, performance
or achievements of the Partnership to be materially different from future
results, performance or achievements expressed or implied by such forward-
looking statements.  Such forward-looking statements speak only as of the date
of this quarterly report.  The Partnership expressly disclaims any obligation or
undertaking to release publicly any updates or revisions to any forward-looking
statements contained herein to reflect any change in the Partnership's
expectations with regard thereto or any change in events, conditions or
circumstances on which any such statement is based.

                          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. in the Superior Court of the State of California
for the County of San Mateo.  The Plaintiffs named as defendants, among others,
the Partnership, the Managing General Partner and several of their affiliated
partnerships and corporate entities. The complaint purports to assert claims on
behalf of a class of limited partners and derivatively on behalf of a number of
limited partnerships (including the Partnership) which are named as nominal
defendants, challenging the acquisition by Insignia and its affiliates of
interests in certain general partner entities, past tender offers by Insignia
affiliates to acquire limited partnership units, the management of partnerships
by Insignia affiliates, as well as a recently announced agreement between
Insignia and AIMCO.  The complaint seeks monetary damages and equitable relief,
including judicial dissolution of the Partnership. On June 25, 1998, the
Managing General Partner filed a motion seeking dismissal of the action. In lieu
of responding to the motion, the plaintiffs have filed an amended complaint.
The Managing General Partner believes the action to be without merit, and
intends to vigorously defend it.

The Managing General Partner is unaware of any other pending or outstanding
litigation that is not of a routine nature.  The Managing General Partner
believes that all such other matters are adequately covered by insurance and
will be resolved without a material adverse effect upon the business, financial
condition, results of operations, or liquidity of the Partnership.

ITEM 6.   EXHIBITS AND REPORTS ON FORM 8-K

     a)   Exhibits:

          Exhibit 27, Financial Data Schedule, is filed as an exhibit to this
          report.

     b)   Reports on Form 8-K:  None filed during the quarter ended June 30,
          1998.


                                   SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the
Registrant has duly 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/William H. Jarrard, Jr.
                                William H. Jarrard, Jr.
                                President and Director


                           By:  /s/Ronald Uretta
                                Ronald Uretta
                                Vice President and Treasurer


                           Date:  August 13, 1998