Cohen & Steers, Inc.
In its 13F for Q3 2024 (holdings as of September 30, 2024, filed November 14, 2024), Cohen & Steers, Inc. reported 403 stock positions worth $56.2 billion. Its top holding was Welltower (WELL) at 8.7% of the portfolio, followed by Digital Realty Trust (DLR, 7.1%) and American Tower (AMT, 6.5%). Compared with Q2 2024, it opened 34 new positions, sold out of 67, added to 151 and reduced 136. The biggest buy was Public Storage (PSA, shares +69%) and the biggest sale Prologis (PLD, shares −19%).
- Most Recent 13F
- Q2 2026
- Location
- NEW YORK, NY
- CIK
- 0001284812
- Portfolio Value
- $56.2B (Q3 2024)
- SEC Filing
- 0001284812-24-000368 ↗ filed Nov 14, 2024
Holdings Value
Holdings 403 stocks · $56.2B
| WELL Welltower Inc. | 8.67% | 38,025,738 | $4.9B | Reduce -2.3% |
| DLR Digital Realty Trust Inc. | 7.08% | 24,580,325 | $4.0B | Add +5.0% |
| AMT American Tower Corp. | 6.52% | 15,738,763 | $3.7B | Reduce -11.3% |
| PLD Prologis Inc. | 6.17% | 27,449,221 | $3.5B | Reduce -19.1% |
| SPG Simon Property Group Inc. | 5.44% | 18,087,844 | $3.1B | Reduce -2.3% |
| CCI Crown Castle Inc. | 5.37% | 25,418,882 | $3.0B | Add +12.3% |
| EQIX Equinix Inc. | 4.30% | 2,721,480 | $2.4B | Add +14.3% |
| INVH Invitation Homes Inc. | 3.81% | 60,625,761 | $2.1B | Reduce -3.8% |
| IRM Iron Mountain Inc. filed as IRON MTN INC DEL | 3.75% | 17,726,012 | $2.1B | Reduce -23.1% |
| PSA Public Storage | 3.14% | 4,840,057 | $1.8B | Add +69.4% |
| SUI Sun Communities Inc. filed as SUN CMNTYS INC | 3.02% | 12,561,918 | $1.7B | Add +10.4% |
| VICI Vici Properties Inc. filed as VICI PPTYS INC | 2.97% | 50,101,203 | $1.7B | Reduce -0.4% |
| EXR Extra Space Storage Inc. | 2.80% | 8,729,192 | $1.6B | Reduce -0.6% |
| UDR Udr Inc. | 2.47% | 30,575,035 | $1.4B | Add +4.0% |
| O Realty Income Corp. | 2.21% | 19,551,275 | $1.2B | Reduce -20.8% |
| ESS Essex Property Trust Inc. | 2.07% | 3,929,899 | $1.2B | Reduce -21.9% |
| HR Healthcare Realty Trust Inc. | 2.05% | 63,525,070 | $1.2B | Add +1.2% |
| KIM Kimco Realty Corp. | 1.61% | 38,842,835 | $901.9M | Reduce -4.4% |
| WY Weyerhaeuser Co. | 1.49% | 24,714,933 | $836.8M | Add +118.2% |
| HST Host Hotels & Resorts Inc. | 1.44% | 46,069,988 | $811.0M | Add +71.4% |
| OHI Omega Healthcare Investors | 1.26% | 17,385,680 | $707.5M | Add +399.1% |
| COLD Americold Realty Trust Inc. | 1.25% | 24,787,926 | $700.8M | Reduce -5.1% |
| AVB Avalonbay Communities Inc. | 1.00% | 2,490,706 | $561.0M | Add +486.1% |
| ELS Equity Lifestyle Properties | 0.95% | 7,507,418 | $535.5M | Add +388.2% |
| CZR Caesars Entertainment Inc. | 0.94% | 12,699,154 | $530.1M | Add +54.4% |
| HIW Highwoods Properties Inc. | 0.93% | 15,653,412 | $524.4M | Reduce -3.2% |
| ADC Agree Realty Corp. | 0.92% | 6,830,485 | $514.5M | Add +44.9% |
| AKR Acadia Realty Trust | 0.79% | 18,891,186 | $443.6M | Add +0.3% |
| NEE Nextera Energy Inc. | 0.78% | 5,208,756 | $440.3M | Reduce -15.9% |
| RYN Rayonier Inc. | 0.69% | 12,028,642 | $387.1M | Add +44.0% |
| PACS Pacs Group Inc. | 0.68% | 9,582,120 | $383.0M | Add +79.8% |
| DUK Duke Energy Corp. | 0.63% | 3,051,932 | $351.9M | Add +18.5% |
| SBAC SBA Communications Corp. | 0.62% | 1,450,421 | $349.1M | Add +97.3% |
| BYD Boyd Gaming Corp. | 0.60% | 5,243,838 | $339.1M | Reduce -15.3% |
| AMH American Homes 4 Rent- A | 0.59% | 8,695,988 | $333.8M | Add +5.8% |
| CPT Camden Property Trust | 0.56% | 2,549,697 | $315.0M | Reduce -49.8% |
| NI Nisource Inc. | 0.55% | 8,907,091 | $308.6M | Reduce -8.3% |
| PEG Public Service Enterprise GP | 0.46% | 2,881,221 | $257.0M | Reduce -0.6% |
| EPRT Essential Properties Realty | 0.42% | 6,870,048 | $234.6M | Add +953.8% |
| LINE Lineage Inc. | 0.40% | 2,890,417 | $226.5M | New |
| PPL PPL Corp. | 0.40% | 6,798,899 | $224.9M | Reduce -23.1% |
| EGP Eastgroup Properties Inc. | 0.39% | 1,182,257 | $220.9M | Add +368.7% |
| CSX CSX Corp. | 0.38% | 6,155,449 | $212.5M | Add +2859.0% |
| UNP Union Pacific Corp. | 0.37% | 843,511 | $207.9M | Add +6.4% |
| WMB Williams Cos Inc. | 0.34% | 4,210,605 | $192.2M | Add +21.4% |
| EIX Edison International | 0.32% | 2,094,603 | $182.4M | Add +339.1% |
| KRG Kite Realty Group Trust | 0.32% | 6,772,711 | $179.9M | Reduce -0.3% |
| PCG P G & E Corp. | 0.31% | 8,901,909 | $176.0M | Reduce -6.7% |
| EVRG Evergy Inc. | 0.27% | 2,427,152 | $150.5M | Add +411.5% |
| D Dominion Energy Inc. | 0.27% | 2,600,276 | $150.3M | Add +53.2% |
| ATO Atmos Energy Corp. | 0.27% | 1,075,951 | $149.2M | Add +22.6% |
| EXC Exelon Corp. | 0.26% | 3,648,929 | $148.0M | Add +44388.3% |
| LNG Cheniere Energy Inc. | 0.26% | 803,771 | $144.6M | Reduce -42.4% |
| SO The Southern Co. | 0.25% | 1,571,893 | $141.8M | Reduce -35.0% |
| LNT Alliant Energy Corp. | 0.25% | 2,304,990 | $139.9M | Add +20.6% |
| TRGP Targa Resources Corp. | 0.22% | 853,249 | $126.3M | Add +4.1% |
| ES Eversource Energy | 0.22% | 1,836,739 | $125.0M | Add +11.5% |
| NSC Norfolk Southern Corp. | 0.20% | 462,009 | $114.8M | Reduce -46.9% |
| NTST Netstreit Corp. | 0.19% | 6,471,563 | $107.0M | Reduce -29.9% |
| REXR Rexford Industrial Realty Inc. | 0.16% | 1,799,936 | $90.6M | Add +9.3% |
| AEE Ameren Corporation | 0.15% | 959,342 | $83.9M | Add +8.7% |
| GLDM SPDR Gold Minishares Trust | 0.12% | 1,298,609 | $67.7M | Add +26.6% |
| LAMR Lamar Advertising Co. Class A | 0.11% | 480,653 | $64.2M | Add +73.2% |
| CNP Centerpoint Energy Inc. | 0.09% | 1,785,502 | $52.5M | Reduce -44.7% |
| OUT Outfront Media Inc. | 0.09% | 2,792,579 | $51.3M | New |
| SRE Sempra | 0.09% | 577,830 | $48.3M | Reduce -79.3% |
| ET Energy Transfer LP | 0.09% | 2,978,971 | $47.8M | Reduce -7.9% |
| SITC Site Centers Corp. filed as SITE CTRS CORP | 0.08% | 733,832 | $44.4M | Reduce -0.3% |
| KNTK Kinetik Holdings Inc. | 0.06% | 769,013 | $34.8M | Reduce -5.2% |
| ED Consolidated Edison Inc. | 0.05% | 291,328 | $30.3M | Reduce -78.7% |
| OKE Oneok Inc. | 0.05% | 316,690 | $28.9M | Reduce -37.3% |
| MPLX MPLX LP | 0.05% | 634,513 | $28.2M | Add +23.1% |
| PAA Plains All Amer Pipeline LP | 0.05% | 1,541,925 | $26.8M | Reduce -4.2% |
| PDI PIMCO Dynamic Income Fund | 0.05% | 1,295,834 | $26.3M | Add +0.5% |
| PDX PIMCO Dynamic Income Strat | 0.05% | 1,106,776 | $26.1M | No change |
| ADX Adams Diversified Equity | 0.04% | 1,091,635 | $23.5M | Reduce -15.6% |
| CTVA Corteva Inc. | 0.04% | 349,252 | $20.5M | Add +22.8% |
| PDO PIMCO Dynamic Income Opport | 0.03% | 1,353,662 | $19.1M | Add +0.5% |
| SPSB SS SPDR P St C Corp. ETF | 0.03% | 571,676 | $17.3M | Add +0.8% |
| NEM Newmont Corp. | 0.03% | 313,146 | $16.7M | Add +57.2% |
| IAU iShares Gold Trust | 0.03% | 332,092 | $16.5M | Add +25.5% |
| XOM Exxon Mobil Corp. | 0.03% | 139,459 | $16.3M | Reduce -64.4% |
| GUG Guggenheim Active Allocation | 0.03% | 944,251 | $15.6M | No change |
| PAXS PIMCO Access Income Fund | 0.03% | 894,818 | $14.9M | Add +5.3% |
| FCX Freeport-McMoran Inc. | 0.02% | 277,461 | $13.9M | Add +16.0% |
| COP Conocophillips | 0.02% | 130,860 | $13.8M | Reduce -7.5% |
| AGCO Agco Corp. | 0.02% | 132,425 | $13.0M | Add +110.7% |
| CEF Sprott Physical Gold and Sil | 0.02% | 510,497 | $12.5M | Add +3.0% |
| BCAT BlackRock Capital Alloc TR | 0.02% | 725,751 | $11.9M | Reduce -13.9% |
| MOS The Mosaic Co. | 0.02% | 439,313 | $11.8M | Add +4.1% |
| MAA Mid-America Apartment Comm | 0.02% | 72,800 | $11.6M | Reduce -82.3% |
| HES Hess Corp. | 0.02% | 83,936 | $11.4M | New |
| ECAT BlackRock ESG Cap All TRM TR | 0.02% | 632,092 | $11.2M | Reduce -8.0% |
| JPC Nuveen Prefered & Income Opp | 0.02% | 1,365,741 | $11.0M | No change |
| KMI Kinder Morgan Inc. | 0.02% | 493,337 | $10.9M | Reduce -64.1% |
| CVX Chevron Corp. | 0.02% | 72,628 | $10.7M | Add +11728.7% |
| XEXGX Eaton Vance Tax-Managed Glob | 0.02% | 1,167,690 | $10.2M | Reduce -3.3% |
| PHYS Sprott Physical Gold Trust | 0.02% | 492,155 | $10.0M | No change |
| XEVTX Eaton Vance Tax-Adv DVD Inc. | 0.02% | 405,313 | $10.0M | Reduce -1.2% |
| GAM General American Investors | 0.02% | 185,323 | $9.9M | Add +14.1% |
Other holdings (9): bonds, preferreds, convertibles and warrants · $49.5M (not counted above)
| Security | Class | Shares / Principal | Value | Change |
|---|---|---|---|---|
| WELLS FARGO & COMPANY (WFC 7.5 PERP L) | PERP PFD CNV A | 16,349 | $21.0M | Add +6.2% |
| LXP INDUSTRIAL TRUST (LXP 6.5 PERP C) | PFD CONV SER C | 233,824 | $12.4M | No change |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | 276,454 | $7.2M | Reduce -0.7% |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | 102,090 | $6.3M | Reduce -3.2% |
| EPR PROPERTIES (EPR 9 PERP E) | CONV PFD 9% SR E | 57,085 | $1.7M | No change |
| EPR PROPERTIES (EPR 5.75 PERP C) | PFD C CV 5.75% | 19,000 | $426K | No change |
| BANK OF AMERICA CORP (BAC 7.25 PERP L) | 7.25%CNV PFD L | 200 | $255K | No change |
| NPWR.WS Rice Acquisition Corp. II-CW | *W EXP 06/08/202 | 193,606 | $240K | No change |
| WESTERN ASSET GLOBAL HIGH-RT | RIGHT 10/08/2024 | 412,920 | $5K | No change |
Total filed on the 13F, all lines: $56.2B.
Portfolio Sells Q2 2024 → Q3 2024
| PLD Prologis Inc. | Reduce -19.1% | 6.17% | −1.83 |
| INVH Invitation Homes Inc. | Reduce -3.8% | 3.81% | −0.94 |
| ESS Essex Property Trust Inc. | Reduce -21.9% | 2.07% | −0.81 |
| DOC Healthpeak Properties Inc. | Reduce -98.5% | 0.01% | −0.80 |
| AMT American Tower Corp. | Reduce -11.3% | 6.52% | −0.72 |
| CPT Camden Property Trust | Reduce -49.8% | 0.56% | −0.60 |
| IRM Iron Mountain Inc. | Reduce -23.1% | 3.75% | −0.58 |
| O Realty Income Corp. | Reduce -20.8% | 2.21% | −0.53 |
| SPG Simon Property Group Inc. | Reduce -2.3% | 5.44% | −0.45 |
| WPC WP Carey Inc. | Reduce -100.0% | 0.00% | −0.36 |
| SRE Sempra | Reduce -79.3% | 0.09% | −0.36 |
| LNG Cheniere Energy Inc. | Reduce -42.4% | 0.26% | −0.25 |
| ED Consolidated Edison Inc. | Reduce -78.7% | 0.05% | −0.20 |
| NSC Norfolk Southern Corp. | Reduce -46.9% | 0.20% | −0.19 |
| COLD Americold Realty Trust Inc. | Reduce -5.1% | 1.25% | −0.15 |
| SO The Southern Co. | Reduce -35.0% | 0.25% | −0.14 |
| NEE Nextera Energy Inc. | Reduce -15.9% | 0.78% | −0.14 |
| NTST Netstreit Corp. | Reduce -29.9% | 0.19% | −0.12 |
| CNP Centerpoint Energy Inc. | Reduce -44.7% | 0.09% | −0.12 |
| PPL PPL Corp. | Reduce -23.1% | 0.40% | −0.11 |
| BYD Boyd Gaming Corp. | Reduce -15.3% | 0.60% | −0.11 |
| MAA Mid-America Apartment Comm | Reduce -82.3% | 0.02% | −0.10 |
| ETR Entergy Corp. | Sold out | 0.00% | −0.07 |
| XOM Exxon Mobil Corp. | Reduce -64.4% | 0.03% | −0.07 |
| PFF iShares Preferred & Income S | Reduce -97.8% | 0.00% | −0.06 |
| EXR Extra Space Storage Inc. | Reduce -0.6% | 2.80% | −0.06 |
| KIM Kimco Realty Corp. | Reduce -4.4% | 1.61% | −0.05 |
| VICI Vici Properties Inc. | Reduce -0.4% | 2.97% | −0.05 |
| KMI Kinder Morgan Inc. | Reduce -64.1% | 0.02% | −0.04 |
| NI Nisource Inc. | Reduce -8.3% | 0.55% | −0.04 |
| PCG P G & E Corp. | Reduce -6.7% | 0.31% | −0.04 |
| OKE Oneok Inc. | Reduce -37.3% | 0.05% | −0.04 |
| MPC Marathon Petroleum Corp. | Reduce -85.4% | 0.00% | −0.03 |
| DTM DT Midstream Inc. | Reduce -75.7% | 0.01% | −0.03 |
| ET Energy Transfer LP | Reduce -7.9% | 0.09% | −0.02 |
| PGX Invesco Preferred ETF | Reduce -100.0% | 0.00% | −0.02 |
| ADX Adams Diversified Equity | Reduce -15.6% | 0.04% | −0.02 |
| BKR Baker Hughes Co. | Reduce -67.1% | 0.01% | −0.01 |
| PAA Plains All Amer Pipeline LP | Reduce -4.2% | 0.05% | −0.01 |
| DVN Devon Energy Corp. | Reduce -67.2% | 0.00% | −0.01 |
| STAG Stag Industrial Inc. | Reduce -62.3% | 0.01% | −0.01 |
| SITC Site Centers Corp. | Reduce -0.3% | 0.08% | −0.01 |
| COP Conocophillips | Reduce -7.5% | 0.02% | −0.01 |
| CHI Calamos Convert Opport & Inc. | Sold out | 0.00% | −0.01 |
| GOF Guggenheim Strategic Opport | Reduce -32.0% | 0.01% | −0.01 |
| KNTK Kinetik Holdings Inc. | Reduce -5.2% | 0.06% | −0.01 |
| DE Deere & Co. | Reduce -98.3% | 0.00% | −0.01 |
| NPWR Net Power Inc. | Reduce -1.8% | 0.01% | −0.01 |
| BCAT BlackRock Capital Alloc TR | Reduce -13.9% | 0.02% | −0.01 |
| RS Reliance Inc. | Sold out | 0.00% | −0.01 |
Portfolio Buys Q2 2024 → Q3 2024
| PSA Public Storage | Add +69.4% | 3.14% | +1.41 |
| OHI Omega Healthcare Investors | Add +399.1% | 1.26% | +1.01 |
| WY Weyerhaeuser Co. | Add +118.2% | 1.49% | +0.82 |
| AVB Avalonbay Communities Inc. | Add +486.1% | 1.00% | +0.81 |
| ELS Equity Lifestyle Properties | Add +388.2% | 0.95% | +0.74 |
| CCI Crown Castle Inc. | Add +12.3% | 5.37% | +0.73 |
| EQIX Equinix Inc. | Add +14.3% | 4.30% | +0.52 |
| HST Host Hotels & Resorts Inc. | Add +71.4% | 1.44% | +0.43 |
| LINE Lineage Inc. | New | 0.40% | +0.40 |
| EPRT Essential Properties Realty | Add +953.8% | 0.42% | +0.38 |
| CSX CSX Corp. | Add +2859.0% | 0.38% | +0.36 |
| PACS Pacs Group Inc. | Add +79.8% | 0.68% | +0.35 |
| SBAC SBA Communications Corp. | Add +97.3% | 0.62% | +0.32 |
| ADC Agree Realty Corp. | Add +44.9% | 0.92% | +0.30 |
| EGP Eastgroup Properties Inc. | Add +368.7% | 0.39% | +0.30 |
| EXC Exelon Corp. | Add +44388.3% | 0.26% | +0.26 |
| CZR Caesars Entertainment Inc. | Add +54.4% | 0.94% | +0.26 |
| EIX Edison International | Add +339.1% | 0.32% | +0.25 |
| EVRG Evergy Inc. | Add +411.5% | 0.27% | +0.22 |
| RYN Rayonier Inc. | Add +44.0% | 0.69% | +0.18 |
| SUI Sun Communities Inc. | Add +10.4% | 3.02% | +0.15 |
| D Dominion Energy Inc. | Add +53.2% | 0.27% | +0.09 |
| OUT Outfront Media Inc. | New | 0.09% | +0.09 |
| DUK Duke Energy Corp. | Add +18.5% | 0.63% | +0.09 |
| AKR Acadia Realty Trust | Add +0.3% | 0.79% | +0.08 |
| ATO Atmos Energy Corp. | Add +22.6% | 0.27% | +0.05 |
| LNT Alliant Energy Corp. | Add +20.6% | 0.25% | +0.04 |
| LAMR Lamar Advertising Co. Class A | Add +73.2% | 0.11% | +0.04 |
| WMB Williams Cos Inc. | Add +21.4% | 0.34% | +0.03 |
| ES Eversource Energy | Add +11.5% | 0.22% | +0.03 |
| GLDM SPDR Gold Minishares Trust | Add +26.6% | 0.12% | +0.02 |
| HES Hess Corp. | New | 0.02% | +0.02 |
| CVX Chevron Corp. | Add +11728.7% | 0.02% | +0.02 |
| AEE Ameren Corporation | Add +8.7% | 0.15% | +0.02 |
| TSN Tyson Foods Inc. Class A | New | 0.02% | +0.02 |
| PSX Phillips 66 | New | 0.02% | +0.02 |
| BKV BKV Corporation | New | 0.01% | +0.01 |
| NEM Newmont Corp. | Add +57.2% | 0.03% | +0.01 |
| NUE Nucor Corp. | New | 0.01% | +0.01 |
| AGCO Agco Corp. | Add +110.7% | 0.02% | +0.01 |
| EQT Eqt Corp. | Add +132.6% | 0.02% | +0.01 |
| FTI Technipfmc PLC | New | 0.01% | +0.01 |
| REXR Rexford Industrial Realty Inc. | Add +9.3% | 0.16% | +0.01 |
| HRL Hormel Foods Corp. | New | 0.01% | +0.01 |
| AR Antero Resources Corp. | New | 0.01% | +0.01 |
| ACP Abrdn Income Credit Strat | New | 0.01% | +0.01 |
| CON Concentra Group Holdings Par | New | 0.01% | +0.01 |
| IAU iShares Gold Trust | Add +25.5% | 0.03% | +0.01 |
| FMC FMC Corp. | New | 0.00% | +0.00 |
| CTVA Corteva Inc. | Add +22.8% | 0.04% | +0.00 |
Notes & Other Activity Q2 2024 → Q3 2024
| WELLS FARGO & COMPANY (WFC 7.5 PERP L) | PERP PFD CNV A | Add +6.2% | 16,349 | $21.0M |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | Reduce -0.7% | 276,454 | $7.2M |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | Reduce -3.2% | 102,090 | $6.3M |
| GABELLI MULTIMEDIA TRUST-WI | RIGHT 07/22/2024 | Sold out | 30,198 | $3Kbefore exit |
| CHDN Churchill Downs Inc. | COM | Sold out | 0 | $0before exit |
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 |