FREE WRITING PROSPECTUS

FILED PURSUANT TO RULE 433

REGISTRATION FILE NO.: 333-257737-09

Subject: ** NEW ISSUE CMBS: BBCMS 2023-C21 ** - PUBLIC OFFERED CERT. PRIC

NEW ISSUE CMBS: BBCMS 2023-C21

$613.881MM NEW ISSUE CMBS

JOINT LEADS:	BARCLAYS; BMO CAPITAL MARKETS;
	CITIGROUP; DEUTSCHE BANK SECURITIES
CO-MANAGERS:	BANCROFT CAPITAL, LLC; DREXEL HAMILTON
RATING AGENCIES:	S&P; FITCH; KBRA

*PUBLIC OFFERED CERTIFICATES*

	RATINGS	AVAILABLE
CLASS	(S/F/K)	SIZE ($MM)	C/E	WAL	COUPON	PRICE	YIELD	SPREAD
A-1	AAA/AAA/AAA	1.970	30.000%	2.68	6.050	------ N/A Auction ------
A-2	AAA/AAA/AAA	100.130	30.000%	4.87	6.50606*	------ preplaced ------
A-3	AAA/AAA/AAA	59.700	30.000%	8.04	6.50606*	101.72438	6.0575	J+170
A-5	AAA/AAA/AAA	310.590	30.000%	9.43	6.000**	102.53508	5.6872	J+137
A-SB	AAA/AAA/AAA	3.092	30.000%	7.02	6.50606*	------ preplaced ------
A-S	AA-/AAA/AAA	84.058	17.625%	9.83	6.50606*	100.12355	6.3555	J+205
B	NR/AA-/AA-	29.718	13.250%	9.91	6.50606*	98.04689	6.6530	J+235
C	NR/A-/A-	24.623	9.625%	9.94	6.50606*	87.30599	8.3021	J+400

*initial WAC Coupon

** Fixed w/ WAC cap

Priced

SETTLE: October 5, 2023

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

THE SECURITIES OFFERED BY THESE MATERIALS ARE BEING OFFERED WHEN, AS AND IF ISSUED. THIS FREE WRITING PROSPECTUS IS NOT AN OFFER TO SELL OR A SOLICITATION OF AN OFFER TO BUY THESE SECURITIES IN ANY STATE OR OTHER JURISDICTION WHERE SUCH OFFER, SOLICITATION OR SALE IS NOT PERMITTED. THESE SECURITIES DO NOT REPRESENT AN INTEREST IN OR OBLIGATION OF THE DEPOSITOR, THE SPONSORS, THE ORIGINATORS, THE MASTER SERVICER, THE SPECIAL SERVICER, THE TRUSTEE, THE CERTIFICATE ADMINISTRATOR, THE OPERATING ADVISOR, THE ASSET REPRESENTATIONS REVIEWER, THE CONTROLLING CLASS REPRESENTATIVE, THE COMPANION LOAN HOLDERS (OR THEIR REPRESENTATIVES), THE UNDERWRITERS OR ANY OF THEIR RESPECTIVE AFFILIATES. NEITHER THESE SECURITIES NOR THE MORTGAGE LOANS ARE INSURED OR GUARANTEED BY ANY GOVERNMENTAL AGENCY OR INSTRUMENTALITY OR PRIVATE INSURER.

THE ISSUER HAS FILED A REGISTRATION STATEMENT (INCLUDING A PROSPECTUS) WITH THE U.S. SECURITIES AND EXCHANGE COMMISSION (SEC) FOR THIS OFFERING. BEFORE YOU INVEST, YOU SHOULD READ THE PROSPECTUS FOR THIS OFFERING IN THAT REGISTRATION STATEMENT, AND OTHER DOCUMENTS THAT THE ISSUER HAS FILED WITH THE SEC, FOR MORE COMPLETE INFORMATION ABOUT THE ISSUER AND THIS OFFERING. YOU MAY GET THESE DOCUMENTS FOR FREE BY SEARCHING THE SEC ONLINE DATABASE (EDGAR) AT WWW.SEC.GOV. ALTERNATIVELY, YOU MAY OBTAIN A COPY OF THE PROSPECTUS FROM BARCLAYS CAPITAL INC. BY CALLING 1-888-603-5847.

ANY LEGENDS, DISCLAIMERS OR OTHER NOTICES THAT MAY APPEAR AT THE BOTTOM OF ANY EMAIL COMMUNICATION TO WHICH THIS DOCUMENT IS ATTACHED RELATING TO (1) THESE MATERIALS NOT CONSTITUTING AN OFFER (OR A SOLICITATION OF AN OFFER), (2) NO REPRESENTATION THAT THESE MATERIALS ARE ACCURATE OR COMPLETE AND MAY NOT BE UPDATED OR (3) THESE MATERIALS POSSIBLY BEING CONFIDENTIAL, ARE NOT APPLICABLE TO THESE MATERIALS AND SHOULD BE DISREGARDED. SUCH LEGENDS, DISCLAIMERS OR OTHER NOTICES HAVE BEEN AUTOMATICALLY GENERATED AS A RESULT OF THESE MATERIALS HAVING BEEN SENT VIA BLOOMBERG OR ANOTHER SYSTEM.