Cohen & Steers, Inc.
In its 13F for Q1 2024 (holdings as of March 31, 2024, filed May 15, 2024), Cohen & Steers, Inc. reported 378 stock positions worth $47.7 billion. Its top holding was Prologis (PLD) at 7.9% of the portfolio, followed by Welltower (WELL, 7.7%) and American Tower (AMT, 7.3%). Compared with Q4 2023, it opened 24 new positions, sold out of 34, added to 108 and reduced 116. The biggest buy was Essex Property Trust (ESS, shares +63%) and the biggest sale SBA Communications (SBAC, shares −81%).
- Most Recent 13F
- Q2 2026
- Location
- NEW YORK, NY
- CIK
- 0001284812
- Portfolio Value
- $47.7B (Q1 2024)
- SEC Filing
- 0001284812-24-000204 ↗ filed May 15, 2024
Holdings Value
Holdings 378 stocks · $47.7B
| PLD Prologis Inc. | 7.85% | 28,788,314 | $3.7B | Reduce -5.9% |
| WELL Welltower Inc. | 7.74% | 39,533,128 | $3.7B | Reduce -3.2% |
| AMT American Tower Corp. | 7.33% | 17,709,888 | $3.5B | Add +7.7% |
| SPG Simon Property Group Inc. | 6.75% | 20,597,320 | $3.2B | Reduce -10.3% |
| DLR Digital Realty Trust Inc. | 6.65% | 22,053,263 | $3.2B | Reduce -1.8% |
| INVH Invitation Homes Inc. | 5.42% | 72,624,686 | $2.6B | Reduce -9.8% |
| EQIX Equinix Inc. | 4.72% | 2,731,558 | $2.3B | Add +5.4% |
| O Realty Income Corp. | 4.54% | 40,042,306 | $2.2B | Reduce -5.4% |
| IRM Iron Mountain Inc. filed as IRON MTN INC DEL | 3.97% | 23,655,038 | $1.9B | Add +5.3% |
| CCI Crown Castle Inc. | 3.37% | 15,186,268 | $1.6B | Add +33.5% |
| EXR Extra Space Storage Inc. | 3.29% | 10,699,598 | $1.6B | Add +3.3% |
| VICI Vici Properties Inc. filed as VICI PPTYS INC | 3.11% | 49,801,730 | $1.5B | Add +43.2% |
| SUI Sun Communities Inc. filed as SUN CMNTYS INC | 2.81% | 10,444,792 | $1.3B | Reduce -23.1% |
| ESS Essex Property Trust Inc. | 2.57% | 5,022,022 | $1.2B | Add +63.5% |
| UDR Udr Inc. | 2.22% | 28,299,805 | $1.1B | Add +5.7% |
| HR Healthcare Realty Trust Inc. | 1.89% | 63,751,770 | $902.0M | Reduce -0.7% |
| PSA Public Storage | 1.63% | 2,690,593 | $780.4M | Add +73.9% |
| COLD Americold Realty Trust Inc. | 1.40% | 26,787,632 | $667.6M | Reduce -33.6% |
| CPT Camden Property Trust | 1.23% | 5,974,984 | $587.8M | Reduce -22.0% |
| KIM Kimco Realty Corp. | 1.12% | 27,364,005 | $536.6M | Reduce -38.1% |
| WY Weyerhaeuser Co. | 1.07% | 14,251,576 | $511.7M | Add +370.3% |
| HST Host Hotels & Resorts Inc. | 1.01% | 23,224,586 | $480.3M | Add +7.7% |
| AIRC Apartment Income REIT Co. | 0.93% | 13,710,698 | $445.1M | Add +33.2% |
| HIW Highwoods Properties Inc. | 0.92% | 16,813,153 | $440.0M | Reduce -0.5% |
| WPC WP Carey Inc. | 0.80% | 6,760,136 | $381.5M | Reduce -40.1% |
| BYD Boyd Gaming Corp. | 0.72% | 5,139,358 | $345.9M | Add +8.3% |
| NEE Nextera Energy Inc. | 0.71% | 5,330,254 | $340.7M | Reduce -6.7% |
| AKR Acadia Realty Trust | 0.66% | 18,466,132 | $314.1M | Add +16.9% |
| AMH American Homes 4 Rent- A | 0.66% | 8,518,699 | $313.3M | Reduce -3.9% |
| NI Nisource Inc. | 0.58% | 9,969,649 | $275.8M | Add +37.1% |
| PPL PPL Corp. | 0.57% | 9,857,941 | $271.4M | Add +10.1% |
| CZR Caesars Entertainment Inc. | 0.50% | 5,469,239 | $239.2M | Add +546923800.0% |
| LNG Cheniere Energy Inc. | 0.49% | 1,451,686 | $234.1M | Add +0.5% |
| RYN Rayonier Inc. | 0.49% | 6,996,473 | $232.6M | Add +356.0% |
| NSC Norfolk Southern Corp. | 0.43% | 807,924 | $205.9M | Add +298.3% |
| UNP Union Pacific Corp. | 0.42% | 816,288 | $200.8M | Add +18.3% |
| SRE Sempra | 0.42% | 2,768,942 | $198.9M | Reduce -2.0% |
| PEG Public Service Enterprise GP | 0.41% | 2,906,218 | $194.1M | Add +21.6% |
| OKE Oneok Inc. | 0.39% | 2,303,533 | $184.7M | Reduce -19.4% |
| SO The Southern Co. | 0.37% | 2,478,830 | $177.8M | Reduce -1.0% |
| NTST Netstreit Corp. | 0.37% | 9,498,214 | $174.5M | Add +1.6% |
| ED Consolidated Edison Inc. | 0.35% | 1,822,843 | $165.5M | Add +5.9% |
| SBAC SBA Communications Corp. | 0.34% | 759,978 | $164.7M | Reduce -81.2% |
| ETR Entergy Corp. | 0.34% | 1,544,714 | $163.2M | Add +25.5% |
| PCG P G & E Corp. | 0.32% | 9,249,144 | $155.0M | Add +40.3% |
| MAA Mid-America Apartment Comm | 0.30% | 1,099,114 | $144.6M | Reduce -78.1% |
| DOC Healthpeak Properties Inc. | 0.30% | 7,541,727 | $141.4M | New |
| DUK Duke Energy Corp. | 0.27% | 1,346,147 | $130.2M | Add +385.6% |
| ATO Atmos Energy Corp. | 0.22% | 877,122 | $104.3M | Add +242870.1% |
| KRG Kite Realty Group Trust | 0.21% | 4,702,246 | $101.9M | Add +122.1% |
| ES Eversource Energy | 0.20% | 1,634,936 | $97.7M | New |
| CSX CSX Corp. | 0.20% | 2,559,278 | $94.9M | Reduce -1.4% |
| TRGP Targa Resources Corp. | 0.19% | 804,693 | $90.1M | Reduce -32.2% |
| D Dominion Energy Inc. | 0.17% | 1,694,015 | $83.3M | Reduce -28.3% |
| PFF iShares Preferred & Income S | 0.17% | 2,535,014 | $81.7M | Reduce -54.3% |
| WMB Williams Cos Inc. | 0.16% | 1,958,198 | $76.3M | Add +688.9% |
| REXR Rexford Industrial Realty Inc. | 0.15% | 1,461,104 | $73.5M | Add +6636.6% |
| ADC Agree Realty Corp. | 0.14% | 1,142,466 | $65.3M | Reduce -1.3% |
| STAG Stag Industrial Inc. | 0.13% | 1,618,858 | $62.2M | Add +44.4% |
| LNT Alliant Energy Corp. | 0.13% | 1,214,975 | $61.2M | Reduce -66.7% |
| CMS CMS Energy Corp. | 0.12% | 942,276 | $56.9M | Reduce -8.8% |
| KNTK Kinetik Holdings Inc. | 0.11% | 1,329,988 | $53.0M | Add +74.3% |
| LAMR Lamar Advertising Co. Class A | 0.11% | 427,531 | $51.1M | Reduce -53.9% |
| ET Energy Transfer LP | 0.10% | 3,155,005 | $49.6M | Add +2.3% |
| EGP Eastgroup Properties Inc. | 0.10% | 260,569 | $46.8M | Add +1.7% |
| CNP Centerpoint Energy Inc. | 0.09% | 1,560,122 | $44.4M | Reduce -80.6% |
| SITC Site Centers Corp. filed as SITE CTRS CORP | 0.09% | 2,941,665 | $43.1M | Reduce -0.5% |
| PGX Invesco Preferred ETF | 0.09% | 3,570,453 | $42.4M | Reduce -46.8% |
| SPSB SS SPDR P St C Corp. ETF | 0.08% | 1,276,664 | $38.0M | Add +154.1% |
| XOM Exxon Mobil Corp. | 0.07% | 276,527 | $32.1M | Add +118.4% |
| GLDM SPDR Gold Minishares Trust | 0.07% | 707,253 | $31.2M | Reduce -28.1% |
| KMI Kinder Morgan Inc. | 0.06% | 1,493,774 | $27.4M | Reduce -32.9% |
| PDI PIMCO Dynamic Income Fund | 0.05% | 1,349,920 | $26.0M | Reduce -4.5% |
| EVRG Evergy Inc. | 0.05% | 474,479 | $25.3M | Reduce -16.3% |
| PAA Plains All Amer Pipeline LP | 0.05% | 1,394,455 | $24.5M | Add +10.3% |
| DTM DT Midstream Inc. | 0.05% | 398,077 | $24.3M | Add +8.0% |
| ADX Adams Diversified Equity | 0.05% | 1,217,034 | $23.8M | Add +0.4% |
| PDX PIMCO Dynamic Income Strat | 0.05% | 1,106,776 | $23.5M | Add +1.3% |
| MPLX MPLX LP | 0.04% | 515,530 | $21.4M | Add +0.1% |
| EPRT Essential Properties Realty | 0.04% | 717,627 | $19.1M | Reduce -29.0% |
| PDO PIMCO Dynamic Income Opport | 0.04% | 1,356,340 | $17.9M | No change |
| CF CF Industries Holdings Inc. filed as CF INDS HLDGS INC | 0.03% | 189,704 | $15.8M | Reduce -9.9% |
| MPC Marathon Petroleum Corp. | 0.03% | 69,475 | $14.0M | Add +185.2% |
| GUG Guggenheim Active Allocation | 0.03% | 936,251 | $13.8M | Add +1.1% |
| BCAT BlackRock Capital Alloc TR | 0.03% | 797,567 | $13.3M | No change |
| PAXS PIMCO Access Income Fund | 0.03% | 841,820 | $13.2M | Add +1.0% |
| MOS The Mosaic Co. | 0.03% | 407,173 | $13.2M | Add +303.3% |
| CTVA Corteva Inc. | 0.03% | 208,472 | $12.0M | Reduce -12.0% |
| EPD Enterprise Products Partners | 0.02% | 407,326 | $11.9M | Reduce -43.8% |
| FCX Freeport-McMoran Inc. | 0.02% | 244,689 | $11.5M | Add +112.6% |
| ECAT BlackRock ESG Cap All TRM TR | 0.02% | 659,890 | $11.5M | Add +2.3% |
| GOF Guggenheim Strategic Opport | 0.02% | 734,940 | $10.5M | Add +1.4% |
| NPWR Net Power Inc. | 0.02% | 910,453 | $10.4M | Add +11.2% |
| HESM Hess Midstream LP Class A | 0.02% | 278,989 | $10.1M | Reduce -40.7% |
| JPC Nuveen Prefered & Income Opp | 0.02% | 1,395,741 | $10.0M | No change |
| XGDVX Gabelli Dividend & Income TR | 0.02% | 404,833 | $9.3M | Reduce -33.1% |
| XEXGX Eaton Vance Tax-Managed Glob | 0.02% | 1,137,690 | $9.3M | Add +5.6% |
| CEF Sprott Physical Gold and Sil | 0.02% | 452,497 | $9.2M | No change |
| CCJ Cameco Corp. | 0.02% | 204,295 | $8.8M | Add +122.1% |
| GHY Pgim Global High Yield Fund | 0.02% | 736,411 | $8.8M | No change |
Other holdings (8): bonds, preferreds, convertibles and warrants · $30.7M (not counted above)
| Security | Class | Shares / Principal | Value | Change |
|---|---|---|---|---|
| LXP INDUSTRIAL TRUST (LXP 6.5 PERP C) | PFD CONV SER C | 233,824 | $10.8M | Add +5.3% |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | 278,454 | $6.8M | Reduce -2.5% |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | 105,440 | $5.9M | New |
| WELLS FARGO & COMPANY (WFC 7.5 PERP L) | PERP PFD CNV A | 3,817 | $4.7M | Add +10.1% |
| EPR PROPERTIES (EPR 9 PERP E) | CONV PFD 9% SR E | 57,085 | $1.5M | No change |
| NPWR.WS Rice Acquisition Corp. II-CW | *W EXP 06/08/202 | 193,606 | $561K | No change |
| BANK OF AMERICA CORP (BAC 7.25 PERP L) | 7.25%CNV PFD L | 200 | $239K | No change |
| EPR PROPERTIES (EPR 5.75 PERP C) | PFD C CV 5.75% | 4,000 | $76K | New |
Total filed on the 13F, all lines: $47.8B.
Portfolio Sells Q4 2023 → Q1 2024
| SBAC SBA Communications Corp. | Reduce -81.2% | 0.34% | −1.73 |
| SRC Spirit Realty Capital Inc. | Sold out | 0.00% | −1.17 |
| COLD Americold Realty Trust Inc. | Reduce -33.6% | 1.40% | −1.07 |
| MAA Mid-America Apartment Comm | Reduce -78.1% | 0.30% | −1.06 |
| SUI Sun Communities Inc. | Reduce -23.1% | 2.81% | −0.86 |
| KIM Kimco Realty Corp. | Reduce -38.1% | 1.12% | −0.78 |
| WPC WP Carey Inc. | Reduce -40.1% | 0.80% | −0.68 |
| PLD Prologis Inc. | Reduce -5.9% | 7.85% | −0.41 |
| O Realty Income Corp. | Reduce -5.4% | 4.54% | −0.39 |
| CNP Centerpoint Energy Inc. | Reduce -80.6% | 0.09% | −0.37 |
| HR Healthcare Realty Trust Inc. | Reduce -0.7% | 1.89% | −0.35 |
| CPT Camden Property Trust | Reduce -22.0% | 1.23% | −0.31 |
| LNT Alliant Energy Corp. | Reduce -66.7% | 0.13% | −0.25 |
| MPT Medical Properties Trust Inc. | Sold out | 0.00% | −0.23 |
| DTE DTE Energy Company | Sold out | 0.00% | −0.19 |
| PFF iShares Preferred & Income S | Reduce -54.3% | 0.17% | −0.18 |
| INVH Invitation Homes Inc. | Reduce -9.8% | 5.42% | −0.14 |
| BNL Broadstone Net Lease Inc. | Sold out | 0.00% | −0.13 |
| AEE Ameren Corporation | Sold out | 0.00% | −0.12 |
| WTRG Essential Utilities Inc. | Sold out | 0.00% | −0.11 |
| LAMR Lamar Advertising Co. Class A | Reduce -53.9% | 0.11% | −0.09 |
| PGX Invesco Preferred ETF | Reduce -46.8% | 0.09% | −0.07 |
| FE Firstenergy Corp. | Sold out | 0.00% | −0.06 |
| D Dominion Energy Inc. | Reduce -28.3% | 0.17% | −0.05 |
| VNQ Vanguard Real Estate ETF | Reduce -82.8% | 0.01% | −0.03 |
| KMI Kinder Morgan Inc. | Reduce -32.9% | 0.06% | −0.02 |
| TRGP Targa Resources Corp. | Reduce -32.2% | 0.19% | −0.02 |
| OKE Oneok Inc. | Reduce -19.4% | 0.39% | −0.02 |
| PSX Phillips 66 | Reduce -87.3% | 0.00% | −0.02 |
| GLDM SPDR Gold Minishares Trust | Reduce -28.1% | 0.07% | −0.02 |
| CVX Chevron Corp. | Reduce -51.3% | 0.02% | −0.02 |
| ETRN Equitrans Midstream Corp. | Reduce -77.8% | 0.01% | −0.01 |
| EPD Enterprise Products Partners | Reduce -43.8% | 0.02% | −0.01 |
| RIO Rio Tinto PLC-Spon ADR | Sold out | 0.00% | −0.01 |
| EPRT Essential Properties Realty | Reduce -29.0% | 0.04% | −0.01 |
| ADC Agree Realty Corp. | Reduce -1.3% | 0.14% | −0.01 |
| SRE Sempra | Reduce -2.0% | 0.42% | −0.01 |
| NTR Nutrien Ltd. | Reduce -40.2% | 0.02% | −0.01 |
| HESM Hess Midstream LP Class A | Reduce -40.7% | 0.02% | −0.01 |
| NUE Nucor Corp. | Sold out | 0.00% | −0.01 |
| XGDVX Gabelli Dividend & Income TR | Reduce -33.1% | 0.02% | −0.01 |
| EVRG Evergy Inc. | Reduce -16.3% | 0.05% | −0.01 |
| BG Bunge Global SA | Reduce -48.1% | 0.01% | −0.01 |
| SLB SLB Ltd. | Sold out | 0.00% | −0.01 |
| EXC Exelon Corp. | Reduce -37.6% | 0.01% | −0.01 |
| LW Lamb Weston Holdings Inc. | Sold out | 0.00% | −0.01 |
| PPC Pilgrim's Pride Corp. | Reduce -54.1% | 0.01% | −0.01 |
| VALE Vale SA-SP ADR | Reduce -2.0% | 0.02% | −0.01 |
| VCSH Vanguard S/T Corp. Bond ETF | Sold out | 0.00% | −0.00 |
| GFI Gold Fields Ltd.-Spons ADR | Sold out | 0.00% | −0.00 |
Portfolio Buys Q4 2023 → Q1 2024
| ESS Essex Property Trust Inc. | Add +63.5% | 2.57% | +1.03 |
| VICI Vici Properties Inc. | Add +43.2% | 3.11% | +0.86 |
| WY Weyerhaeuser Co. | Add +370.3% | 1.07% | +0.86 |
| IRM Iron Mountain Inc. | Add +5.3% | 3.97% | +0.79 |
| CCI Crown Castle Inc. | Add +33.5% | 3.37% | +0.71 |
| PSA Public Storage | Add +73.9% | 1.63% | +0.68 |
| CZR Caesars Entertainment Inc. | Add +546923800.0% | 0.50% | +0.50 |
| EQIX Equinix Inc. | Add +5.4% | 4.72% | +0.50 |
| RYN Rayonier Inc. | Add +356.0% | 0.49% | +0.38 |
| NSC Norfolk Southern Corp. | Add +298.3% | 0.43% | +0.33 |
| DOC Healthpeak Properties Inc. | New | 0.30% | +0.30 |
| ATO Atmos Energy Corp. | Add +242870.1% | 0.22% | +0.22 |
| DUK Duke Energy Corp. | Add +385.6% | 0.27% | +0.22 |
| AIRC Apartment Income REIT Co. | Add +33.2% | 0.93% | +0.21 |
| ES Eversource Energy | New | 0.20% | +0.20 |
| NI Nisource Inc. | Add +37.1% | 0.58% | +0.19 |
| HST Host Hotels & Resorts Inc. | Add +7.7% | 1.01% | +0.16 |
| REXR Rexford Industrial Realty Inc. | Add +6636.6% | 0.15% | +0.15 |
| AMT American Tower Corp. | Add +7.7% | 7.33% | +0.14 |
| WMB Williams Cos Inc. | Add +688.9% | 0.16% | +0.14 |
| UDR Udr Inc. | Add +5.7% | 2.22% | +0.14 |
| BYD Boyd Gaming Corp. | Add +8.3% | 0.72% | +0.12 |
| KRG Kite Realty Group Trust | Add +122.1% | 0.21% | +0.12 |
| AKR Acadia Realty Trust | Add +16.9% | 0.66% | +0.11 |
| PEG Public Service Enterprise GP | Add +21.6% | 0.41% | +0.11 |
| ETR Entergy Corp. | Add +25.5% | 0.34% | +0.09 |
| PCG P G & E Corp. | Add +40.3% | 0.32% | +0.08 |
| PPL PPL Corp. | Add +10.1% | 0.57% | +0.08 |
| UNP Union Pacific Corp. | Add +18.3% | 0.42% | +0.08 |
| KNTK Kinetik Holdings Inc. | Add +74.3% | 0.11% | +0.06 |
| SPSB SS SPDR P St C Corp. ETF | Add +154.1% | 0.08% | +0.05 |
| XOM Exxon Mobil Corp. | Add +118.4% | 0.07% | +0.04 |
| STAG Stag Industrial Inc. | Add +44.4% | 0.13% | +0.04 |
| ED Consolidated Edison Inc. | Add +5.9% | 0.35% | +0.03 |
| NTST Netstreit Corp. | Add +1.6% | 0.37% | +0.03 |
| MPC Marathon Petroleum Corp. | Add +185.2% | 0.03% | +0.02 |
| MOS The Mosaic Co. | Add +303.3% | 0.03% | +0.02 |
| ET Energy Transfer LP | Add +2.3% | 0.10% | +0.02 |
| FCX Freeport-McMoran Inc. | Add +112.6% | 0.02% | +0.01 |
| EIX Edison International | New | 0.01% | +0.01 |
| EQT Eqt Corp. | New | 0.01% | +0.01 |
| PAA Plains All Amer Pipeline LP | Add +10.3% | 0.05% | +0.01 |
| CCJ Cameco Corp. | Add +122.1% | 0.02% | +0.01 |
| DTM DT Midstream Inc. | Add +8.0% | 0.05% | +0.01 |
| BKR Baker Hughes Co. | Add +138.4% | 0.02% | +0.01 |
| RS Reliance Inc. | New | 0.01% | +0.01 |
| FSLR First Solar Inc. | Add +19661.1% | 0.01% | +0.01 |
| NEM Newmont Corp. | New | 0.01% | +0.01 |
| MPLX MPLX LP | Add +0.1% | 0.04% | +0.01 |
| ADX Adams Diversified Equity | Add +0.4% | 0.05% | +0.01 |
Notes & Other Activity Q4 2023 → Q1 2024
| LXP INDUSTRIAL TRUST (LXP 6.5 PERP C) | PFD CONV SER C | Add +5.3% | 233,824 | $10.8M |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | Reduce -2.5% | 278,454 | $6.8M |
| RPT REALTY (KIM 7.25 PERP D) | 7.25 PFD D CONV | Sold out | 105,425 | $6.0Mbefore exit |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | New | 105,440 | $5.9M |
| WELLS FARGO & COMPANY (WFC 7.5 PERP L) | PERP PFD CNV A | Add +10.1% | 3,817 | $4.7M |
| EPR PROPERTIES (EPR 5.75 PERP C) | PFD C CV 5.75% | New | 4,000 | $76K |
Bonds, preferreds, convertibles and warrants; not part of the stock holdings or percentages above.
All Filings
| Quarter | Positions | 13F Reported Value | Top Holdings |
|---|---|---|---|
| Q2 2026 | 432 | $63.2B | WELL, DLR, PLD, CCI, EQIX |
| Q1 2026 | 432 | $57.5B | WELL, DLR, CCI, PLD, EQIX |
| Q4 2025 | 439 | $55.3B | WELL, DLR, CCI, PLD, AMT |
| Q3 2025 | 435 | $55.4B | WELL, DLR, CCI, PLD, AMT |
| Q2 2025 | 433 | $54.5B | WELL, DLR, CCI, AMT, PLD |
| Q1 2025 | 433 | $54.1B | WELL, AMT, DLR, CCI, PLD |
| Q4 2024 | 401 | $52.7B | WELL, DLR, AMT, PLD, SPG |
| Q3 2024 | 403 | $56.2B | WELL, DLR, AMT, PLD, SPG |
| Q2 2024 | 436 | $47.7B | WELL, PLD, DLR, AMT, SPG |
| Q1 2024 | 378 | $47.7B | PLD, WELL, AMT, SPG, DLR |