FREE WRITING PROSPECTUS

FILED PURSUANT TO RULE 433

REGISTRATION FILE NO.: 333-257991-03

From:  Wells Abf Syndicate Wells Fargo (WELLS FARGO SECURITI) At: 02/22/22 08:52:22 UTC-5:00

Subject:  NEW ISSUE CMBS: BANK 2022-BNK40 *PUBLIC ANNOUNCEMENT*

BANK 2022-BNK40 - PUBLIC NEW ISSUE

**ANNOUNCEMENT** $999.012MM FIXED-RATE CMBS OFFERING

CO-LEAD MANAGERS
& JOINT BOOKRUNNERS:	WELLS FARGO SECURITIES, LLC
	BOFA SECURITIES, INC.
	MORGAN STANLEY & CO. LLC
CO-MANAGERS:	ACADEMY SECURITIES, INC.
	DREXEL HAMILTON, LLC
	SIEBERT WILLIAMS SHANK & CO., LLC

OFFERED CERTIFICATES - PUBLIC

CLASS	FITCH/KBRA/S&P	SIZE($MM)	C/E	WAL	CUM LTV	NOI DY
A-1	AAAsf/AAA(sf)/AAA(sf)	11.750	30.000%	2.90	34.5%	20.1%
A-2	AAAsf/AAA(sf)/AAA(sf)	6.857	30.000%	5.01	34.5%	20.1%
A-SB	AAAsf/AAA(sf)/AAA(sf)	20.730	30.000%	7.46	34.5%	20.1%
A-3*	AAAsf/AAA(sf)/AAA(sf)	300.000	30.000%	9.81	34.5%	20.1%
A-4*	AAAsf/AAA(sf)/AAA(sf)	440.923	30.000%	9.90	34.5%	20.1%
X-A	AAAsf/AAA(sf)/AAA(sf)	780.260	N/A	N/A	N/A	N/A
X-B	A-sf/AAA(sf)/NR	218.752	N/A	N/A	N/A	N/A
A-S	AAAsf/AAA(sf)/AA+(sf)	133.759	18.000%	10.00	40.4%	17.2%
B	AA-sf/AA(sf)/AA-(sf)	43.193	14.125%	10.01	42.3%	16.4%
C	A-sf/A-(sf)/NR	41.800	10.375%	10.01	44.1%	15.7%

*Sizes and WAL’s are subject to change as detailed in the attached Term Sheet.

NON-OFFERED CERTIFICATES - PRIVATE (144A)

CLASS	FITCH/KBRA/S&P	SIZE($MM)	C/E	WAL	CUM LTV	NOI DY
X-D	BBB-sf/BBB-(sf)/NR	45.979	N/A	N/A	N/A	N/A
D	BBBsf/BBB+(sf)/NR	26.473	8.000%	10.01	45.3%	15.3%
E	BBB-sf/BBB-(sf)/NR	19.506	6.250%	10.01	46.1%	15.0%

NON-OFFERED ELIGIBLE VERTICAL INTEREST

CLASS	FITCH/KBRA/S&P	SIZE($MM)	C/E	WAL	CUM LTV	NOI DY
RRI	NR/NR/NR	~58.666	N/A	9.76	N/A	N/A

COLLATERAL SUMMARY

INITIAL POOL BALANCE:	$1,173,324,212
NUMBER OF LOANS:	70
NUMBER OF PROPERTIES:	102
WA CUT-OFF LTV:	49.2%
WA BALLOON LTV:	47.8%
WA U/W NCF DSCR:	4.00x
WA U/W NOI DEBT YIELD:	14.1%
WA MORTGAGE RATE:	3.4155%
TOP TEN LOANS %:	60.8%
WA REM TERM TO MATURITY (MOS):	118
WA REM AMORTIZATION TERM (MOS):	370
WA SEASONING (MOS):	1
LOAN SELLERS:	WFB(27.7%), MSMCH(26.9%), BANA(20.6%), WFB/MSMCH(9.4%), WFB/BANA(9.4%), NCB(6.0%)
TOP 3 PROPERTY TYPES:	OFFICE(35.5%), MULTIFAMILY(32.5%), RETAIL(15.3%)
TOP 5 STATES:	NY(19.9%), NJ(16.1%), CA(13.0%), KY(7.3%), FL(6.9%)
MASTER SERVICER:	WELLS FARGO BANK, NATIONAL ASSOCIATION AND NATIONAL COOPERATIVE BANK, N.A.
SPECIAL SERVICER:	CWCAPITAL ASSET MANAGEMENT LLC AND NATIONAL COOPERATIVE BANK, N.A.
DIRECTING CERTIFICATEHOLDER: ELLINGTON MANAGEMENT GROUP, LLC
DOCUMENTS & TIMING
TERM SHEET, ANNEX A-1:	ATTACHED
PRELIM PROSPECTUS:	TODAY
PRESALE REPORTS:	TODAY/TOMORROW
ANTICIPATED PRICING:	WEEK OF FEBRUARY 22, 2022
ANTICIPATED SETTLEMENT:	MARCH 10, 2022
THIRD PARTY PASSWORDS:
Name PW
BBG/Trepp BANK 2022-BNK40 2022BN40
Intex BNK22B40 nn549skroc6mpdk4uviu6z
CONFERENCE CALLS:	UPON DEMAND

Wells Fargo Commercial Mortgage Securities, Inc., as depositor, has filed a registration statement (including a prospectus) with the Securities and Exchange Commission (‘‘SEC’’) (SEC File No. 333-257991) for the offering to which this communication relates. Before you invest, you should read the prospectus in the registration statement and other documents the depositor has filed with the SEC for more complete information about the depositor, the issuing entity and this offering. You may get these documents for free by visiting EDGAR on the SEC Web site at www.sec.gov. Alternatively, the depositor, any underwriter, or any dealer participating in the offering will arrange to send you the prospectus after filing if you request it by calling toll free 1-800-745-2063 (8 a.m. - 5 p.m. EST) or by emailing wfs.cmbs@wellsfargo.com.

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