Cohen & Steers, Inc.
In its 13F for Q1 2025 (holdings as of March 31, 2025, filed May 15, 2025), Cohen & Steers, Inc. reported 433 stock positions worth $54.1 billion. Its top holding was Welltower (WELL) at 10.2% of the portfolio, followed by American Tower (AMT, 7.5%) and Digital Realty Trust (DLR, 5.9%). Compared with Q4 2024, it opened 97 new positions, sold out of 64, added to 125 and reduced 137. The biggest buy was Extra Space Storage (EXR, shares +63%) and the biggest sale Simon Property (SPG, shares −32%).
- Most Recent 13F
- Q2 2026
- Location
- NEW YORK, NY
- CIK
- 0001284812
- Portfolio Value
- $54.1B (Q1 2025)
- SEC Filing
- 0001284812-25-000188 ↗ filed May 15, 2025
Holdings Value
Holdings 433 stocks · $54.1B
| WELL Welltower Inc. | 10.15% | 35,819,218 | $5.5B | Reduce -5.5% |
| AMT American Tower Corp. | 7.53% | 18,711,180 | $4.1B | Reduce -2.4% |
| DLR Digital Realty Trust Inc. | 5.91% | 22,283,710 | $3.2B | Add +0.5% |
| CCI Crown Castle Inc. | 5.26% | 27,289,429 | $2.8B | Add +8.2% |
| PLD Prologis Inc. | 5.19% | 25,096,244 | $2.8B | Reduce -11.4% |
| INVH Invitation Homes Inc. | 4.37% | 67,825,428 | $2.4B | Add +10.0% |
| EXR Extra Space Storage Inc. | 4.13% | 15,031,569 | $2.2B | Add +62.6% |
| SUI Sun Communities Inc. filed as SUN CMNTYS INC | 3.88% | 16,321,700 | $2.1B | Reduce -0.3% |
| EQIX Equinix Inc. | 3.63% | 2,406,314 | $2.0B | Reduce -7.4% |
| SPG Simon Property Group Inc. | 3.44% | 11,199,607 | $1.9B | Reduce -32.1% |
| PSA Public Storage | 3.16% | 5,705,500 | $1.7B | Add +5.0% |
| UDR Udr Inc. | 2.72% | 32,522,583 | $1.5B | Add +6.3% |
| ESS Essex Property Trust Inc. | 2.42% | 4,273,228 | $1.3B | Add +12.2% |
| IRM Iron Mountain Inc. filed as IRON MTN INC DEL | 2.15% | 13,481,902 | $1.2B | Reduce -9.6% |
| WY Weyerhaeuser Co. | 2.10% | 38,738,540 | $1.1B | Reduce -0.5% |
| OHI Omega Healthcare Investors | 1.98% | 28,078,619 | $1.1B | Add +7.1% |
| HR Healthcare Realty Trust Inc. | 1.92% | 61,458,220 | $1.0B | Reduce -2.2% |
| VICI Vici Properties Inc. filed as VICI PPTYS INC | 1.82% | 30,185,637 | $984.5M | Reduce -36.9% |
| HST Host Hotels & Resorts Inc. | 1.58% | 60,142,304 | $854.6M | Add +20.3% |
| ADC Agree Realty Corp. | 1.41% | 9,866,824 | $761.6M | Add +1.0% |
| KIM Kimco Realty Corp. | 1.33% | 33,963,668 | $721.3M | Add +0.8% |
| COLD Americold Realty Trust Inc. | 1.24% | 31,155,588 | $668.7M | Add +8.0% |
| O Realty Income Corp. | 1.23% | 11,499,948 | $667.0M | Reduce -15.8% |
| AVB Avalonbay Communities Inc. | 0.94% | 2,355,857 | $505.6M | Reduce -24.7% |
| EGP Eastgroup Properties Inc. | 0.87% | 2,681,489 | $472.3M | Reduce -6.1% |
| LAMR Lamar Advertising Co. Class A | 0.87% | 4,143,356 | $471.4M | Add +55.7% |
| HIW Highwoods Properties Inc. | 0.82% | 14,878,888 | $440.9M | Add +10.5% |
| AMH American Homes 4 Rent- A | 0.75% | 10,725,135 | $405.5M | Add +36.9% |
| NEE Nextera Energy Inc. | 0.75% | 5,688,121 | $403.2M | Add +8.1% |
| SBAC SBA Communications Corp. | 0.74% | 1,818,481 | $400.0M | Reduce -3.4% |
| AKR Acadia Realty Trust | 0.70% | 18,122,115 | $379.7M | Reduce -2.0% |
| CZR Caesars Entertainment Inc. | 0.70% | 15,030,044 | $375.8M | Add +3.1% |
| RYN Rayonier Inc. | 0.64% | 12,463,543 | $347.5M | Add +5.9% |
| NI Nisource Inc. | 0.61% | 8,167,274 | $327.4M | Reduce -0.2% |
| UNP Union Pacific Corp. | 0.54% | 1,236,551 | $292.1M | Add +25.8% |
| EPRT Essential Properties Realty | 0.52% | 8,566,733 | $279.6M | Add +45.2% |
| WMB Williams Cos Inc. | 0.51% | 4,588,006 | $274.2M | Add +15.0% |
| BYD Boyd Gaming Corp. | 0.50% | 4,077,882 | $268.5M | Reduce -22.6% |
| PPL PPL Corp. | 0.44% | 6,568,067 | $237.2M | Reduce -6.0% |
| ETR Entergy Corp. | 0.40% | 2,558,257 | $218.7M | Add +158.9% |
| KRC Kilroy Realty Corp. | 0.39% | 6,460,110 | $211.7M | New |
| CSX CSX Corp. | 0.38% | 6,934,968 | $204.1M | Add +10.5% |
| PEG Public Service Enterprise GP | 0.37% | 2,403,519 | $197.8M | Reduce -5.4% |
| TRGP Targa Resources Corp. | 0.35% | 948,664 | $190.2M | Add +16.1% |
| OUT Outfront Media Inc. | 0.33% | 10,939,828 | $176.6M | Add +113.8% |
| EXC Exelon Corp. | 0.32% | 3,700,872 | $170.5M | Add +28.1% |
| WEC WEC Energy Group Inc. | 0.31% | 1,535,885 | $167.4M | New |
| KRG Kite Realty Group Trust | 0.30% | 7,172,784 | $160.5M | Add +8.3% |
| ED Consolidated Edison Inc. | 0.29% | 1,414,212 | $156.4M | Add +398.1% |
| D Dominion Energy Inc. | 0.29% | 2,784,585 | $156.1M | Add +9.0% |
| LNT Alliant Energy Corp. | 0.27% | 2,230,753 | $143.5M | Reduce -3.3% |
| VTR Ventas Inc. | 0.26% | 2,041,283 | $140.4M | Add +2965.7% |
| BXP BXP Inc. | 0.24% | 1,944,764 | $130.7M | Add +611461.0% |
| AEE Ameren Corporation | 0.24% | 1,266,816 | $127.2M | Add +35.7% |
| DUK Duke Energy Corp. | 0.23% | 1,023,067 | $124.8M | Reduce -59.6% |
| EVRG Evergy Inc. | 0.21% | 1,645,869 | $113.5M | Add +23.8% |
| LINE Lineage Inc. | 0.21% | 1,911,877 | $112.1M | Reduce -0.1% |
| PCG P G & E Corp. | 0.20% | 6,444,467 | $110.7M | Reduce -31.4% |
| CPT Camden Property Trust | 0.20% | 902,689 | $110.4M | Add +132.2% |
| PACS Pacs Group Inc. | 0.20% | 9,717,563 | $109.2M | Reduce -0.0% |
| NTST Netstreit Corp. | 0.20% | 6,827,805 | $108.2M | Add +2.5% |
| SRE Sempra | 0.19% | 1,465,105 | $104.5M | Add +157.1% |
| SO The Southern Co. | 0.19% | 1,117,826 | $102.8M | Add +0.2% |
| CNP Centerpoint Energy Inc. | 0.18% | 2,744,809 | $99.4M | Add +24.4% |
| ELS Equity Lifestyle Properties | 0.13% | 1,049,916 | $70.0M | Reduce -84.3% |
| GLDM SPDR Gold Minishares Trust | 0.13% | 1,114,278 | $69.0M | Reduce -12.8% |
| LNG Cheniere Energy Inc. | 0.13% | 295,416 | $68.4M | Reduce -31.6% |
| DEI Douglas Emmett Inc. | 0.12% | 4,009,322 | $64.1M | New |
| XEL Xcel Energy Inc. | 0.12% | 882,551 | $62.5M | Add +28.7% |
| GFL GFL Environmental Inc.-Sub VT | 0.11% | 1,274,880 | $61.6M | Add +10.3% |
| WTRG Essential Utilities Inc. | 0.11% | 1,485,550 | $58.7M | Add +3.1% |
| VG Venture Global Inc. Class A | 0.11% | 5,568,217 | $57.4M | New |
| RHP Ryman Hospitality Properties | 0.11% | 622,173 | $56.9M | New |
| ET Energy Transfer LP | 0.10% | 3,022,569 | $56.2M | Reduce -1.2% |
| CURB Curbline Properties Corp. | 0.09% | 2,012,418 | $48.7M | Add +1.6% |
| NSC Norfolk Southern Corp. | 0.09% | 204,941 | $48.5M | No change |
| KNTK Kinetik Holdings Inc. | 0.08% | 856,179 | $44.5M | Add +12.9% |
| XOM Exxon Mobil Corp. | 0.07% | 327,572 | $39.0M | Add +103.6% |
| MPLX MPLX LP | 0.07% | 656,967 | $35.2M | Reduce -0.1% |
| PHM Pultegroup Inc. | 0.06% | 313,394 | $32.2M | New |
| PGRE Paramount Group Inc. | 0.06% | 7,141,239 | $30.7M | Add +282.2% |
| PAA Plains All Amer Pipeline LP | 0.06% | 1,525,323 | $30.5M | Reduce -2.3% |
| PDX PIMCO Dynamic Income Strat | 0.06% | 1,221,776 | $30.0M | Add +4.7% |
| EIX Edison International | 0.05% | 450,782 | $26.6M | Reduce -76.2% |
| OKE Oneok Inc. | 0.05% | 259,888 | $25.8M | Add +2.3% |
| KMI Kinder Morgan Inc. | 0.05% | 900,128 | $25.7M | Reduce -1.0% |
| PDI PIMCO Dynamic Income Fund | 0.05% | 1,232,253 | $24.4M | Reduce -6.2% |
| ADX Adams Diversified Equity | 0.04% | 1,224,635 | $23.3M | Reduce -0.6% |
| SPSB SS SPDR P St C Corp. ETF | 0.04% | 733,822 | $22.1M | Add +37.7% |
| BG Bunge Global SA | 0.04% | 279,653 | $21.4M | Add +19.8% |
| CSRE C&S Real Estate Active ETF | 0.04% | 800,000 | $20.4M | New |
| BCAT BlackRock Capital Alloc TR | 0.04% | 1,350,751 | $19.5M | Add +43.1% |
| CSPF C&S Pref & Income Active ETF | 0.04% | 771,000 | $19.4M | New |
| IAU iShares Gold Trust | 0.03% | 318,950 | $18.8M | Reduce -11.2% |
| PDO PIMCO Dynamic Income Opport | 0.03% | 1,293,662 | $18.0M | Reduce -5.1% |
| NTR Nutrien Ltd. | 0.03% | 353,593 | $17.6M | Add +169.1% |
| HES Hess Corp. | 0.03% | 107,425 | $17.2M | Reduce -7.7% |
| CTVA Corteva Inc. | 0.03% | 267,969 | $16.9M | Reduce -18.5% |
| CEF Sprott Physical Gold and Sil | 0.03% | 586,497 | $16.7M | Add +14.9% |
| AEP American Electric Power | 0.03% | 145,391 | $15.9M | Reduce -89.0% |
Other holdings (11): bonds, preferreds, convertibles and warrants · $52.2M (not counted above)
| Security | Class | Shares / Principal | Value | Change |
|---|---|---|---|---|
| WELLS FARGO & COMPANY (WFC 7.5 PERP L) | PERP PFD CNV A | 16,849 | $20.2M | No change |
| LXP INDUSTRIAL TRUST (LXP 6.5 PERP C) | PFD CONV SER C | 231,649 | $10.6M | No change |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | 274,123 | $6.7M | Reduce -0.1% |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | 99,755 | $6.0M | Reduce -0.5% |
| PEBBLEBROOK HOTEL TRUST (PEB 6.375 PERP E) | 6.375 PFD SER E | 160,976 | $2.8M | New |
| EPR PROPERTIES (EPR 5.75 PERP C) | PFD C CV 5.75% | 92,088 | $2.1M | Reduce -64.1% |
| PEBBLEBROOK HOTEL TRUST (PEB 6.3 PERP F) | 6.3 CUM PFD SR F | 103,196 | $1.8M | New |
| EPR PROPERTIES (EPR 9 PERP E) | CONV PFD 9% SR E | 57,085 | $1.7M | No change |
| BANK OF AMERICA CORP (BAC 7.25 PERP L) | 7.25%CNV PFD L | 200 | $247K | No change |
| NPWR.WS Rice Acquisition Corp. II-CW | *W EXP 06/08/202 | 193,606 | $59K | No change |
| JQCNR Nuveen Credit Strategies-RTS | RIGHT 04/29/2025 | 734,738 | $22K | New |
Total filed on the 13F, all lines: $54.1B.
Portfolio Sells Q4 2024 → Q1 2025
| SPG Simon Property Group Inc. | Reduce -32.1% | 3.44% | −1.94 |
| EQIX Equinix Inc. | Reduce -7.4% | 3.63% | −1.01 |
| VICI Vici Properties Inc. | Reduce -36.9% | 1.82% | −0.83 |
| IRM Iron Mountain Inc. | Reduce -9.6% | 2.15% | −0.82 |
| ELS Equity Lifestyle Properties | Reduce -84.3% | 0.13% | −0.71 |
| PLD Prologis Inc. | Reduce -11.4% | 5.19% | −0.49 |
| AVB Avalonbay Communities Inc. | Reduce -24.7% | 0.94% | −0.37 |
| DUK Duke Energy Corp. | Reduce -59.6% | 0.23% | −0.29 |
| EIX Edison International | Reduce -76.2% | 0.05% | −0.24 |
| BYD Boyd Gaming Corp. | Reduce -22.6% | 0.50% | −0.23 |
| AEP American Electric Power | Reduce -89.0% | 0.03% | −0.20 |
| PCG P G & E Corp. | Reduce -31.4% | 0.20% | −0.15 |
| O Realty Income Corp. | Reduce -15.8% | 1.23% | −0.15 |
| AKR Acadia Realty Trust | Reduce -2.0% | 0.70% | −0.14 |
| HR Healthcare Realty Trust Inc. | Reduce -2.2% | 1.92% | −0.10 |
| PGX Invesco Preferred ETF | Reduce -87.8% | 0.01% | −0.10 |
| OGE Oge Energy Corp. | Sold out | 0.00% | −0.08 |
| TXNM TXNM Energy Inc. | Sold out | 0.00% | −0.06 |
| LNG Cheniere Energy Inc. | Reduce -31.6% | 0.13% | −0.05 |
| VNQ Vanguard Real Estate ETF | Reduce -86.6% | 0.01% | −0.04 |
| PEG Public Service Enterprise GP | Reduce -5.4% | 0.37% | −0.04 |
| PACS Pacs Group Inc. | Reduce -0.0% | 0.20% | −0.04 |
| CVX Chevron Corp. | Reduce -98.2% | 0.00% | −0.02 |
| COP Conocophillips | Reduce -63.4% | 0.01% | −0.02 |
| FCX Freeport-McMoran Inc. | Reduce -99.2% | 0.00% | −0.02 |
| PFF iShares Preferred & Income S | Reduce -84.6% | 0.00% | −0.02 |
| CF CF Industries Holdings Inc. | Reduce -56.5% | 0.01% | −0.02 |
| NUE Nucor Corp. | Sold out | 0.00% | −0.01 |
| AGCO Agco Corp. | Reduce -25.9% | 0.03% | −0.01 |
| ET Energy Transfer LP | Reduce -1.2% | 0.10% | −0.01 |
| BKV BKV Corporation | Sold out | 0.00% | −0.01 |
| PSX Phillips 66 | Reduce -50.4% | 0.01% | −0.01 |
| LW Lamb Weston Holdings Inc. | Sold out | 0.00% | −0.01 |
| FTI Technipfmc PLC | Sold out | 0.00% | −0.01 |
| XEVTX Eaton Vance Tax-Adv DVD Inc. | Reduce -43.1% | 0.01% | −0.01 |
| NEW AMERICA HIGH INCOME FUND | Sold out | 0.00% | −0.01 |
| EQT Eqt Corp. | Reduce -42.6% | 0.01% | −0.01 |
| REXR Rexford Industrial Realty Inc. | Reduce -99.3% | 0.00% | −0.01 |
| VALE Vale SA-SP ADR | Reduce -43.9% | 0.01% | −0.01 |
| LINE Lineage Inc. | Reduce -0.1% | 0.21% | −0.01 |
| ARDC Ares Dynamic Credit All | Reduce -46.5% | 0.00% | −0.00 |
| REG Regency Centers Corp. | Reduce -98.9% | 0.00% | −0.00 |
| CTVA Corteva Inc. | Reduce -18.5% | 0.03% | −0.00 |
| DOC Healthpeak Properties Inc. | Reduce -99.4% | 0.00% | −0.00 |
| ADX Adams Diversified Equity | Reduce -0.6% | 0.04% | −0.00 |
| CII BlackRock Enhan LRG Cap Core | Reduce -37.5% | 0.01% | −0.00 |
| EOS Eaton Vance Enh Eqt Inc. II | Reduce -27.6% | 0.01% | −0.00 |
| ENPH Enphase Energy Inc. | Sold out | 0.00% | −0.00 |
| CSTM Constellium SE | Sold out | 0.00% | −0.00 |
| ETN Eaton Corp. PLC | Sold out | 0.00% | −0.00 |
Portfolio Buys Q4 2024 → Q1 2025
| EXR Extra Space Storage Inc. | Add +62.6% | 4.13% | +1.51 |
| CCI Crown Castle Inc. | Add +8.2% | 5.26% | +0.92 |
| INVH Invitation Homes Inc. | Add +10.0% | 4.37% | +0.64 |
| KRC Kilroy Realty Corp. | New | 0.39% | +0.39 |
| ESS Essex Property Trust Inc. | Add +12.2% | 2.42% | +0.36 |
| WEC WEC Energy Group Inc. | New | 0.31% | +0.31 |
| ETR Entergy Corp. | Add +158.9% | 0.40% | +0.26 |
| LAMR Lamar Advertising Co. Class A | Add +55.7% | 0.87% | +0.26 |
| VTR Ventas Inc. | Add +2965.7% | 0.26% | +0.25 |
| BXP BXP Inc. | Add +611461.0% | 0.24% | +0.24 |
| ED Consolidated Edison Inc. | Add +398.1% | 0.29% | +0.24 |
| UDR Udr Inc. | Add +6.3% | 2.72% | +0.20 |
| AMH American Homes 4 Rent- A | Add +36.9% | 0.75% | +0.19 |
| EPRT Essential Properties Realty | Add +45.2% | 0.52% | +0.17 |
| OUT Outfront Media Inc. | Add +113.8% | 0.33% | +0.15 |
| CPT Camden Property Trust | Add +132.2% | 0.20% | +0.12 |
| DEI Douglas Emmett Inc. | New | 0.12% | +0.12 |
| UNP Union Pacific Corp. | Add +25.8% | 0.54% | +0.12 |
| EXC Exelon Corp. | Add +28.1% | 0.32% | +0.11 |
| VG Venture Global Inc. Class A | New | 0.11% | +0.11 |
| RHP Ryman Hospitality Properties | New | 0.11% | +0.11 |
| ADC Agree Realty Corp. | Add +1.0% | 1.41% | +0.10 |
| SRE Sempra | Add +157.1% | 0.19% | +0.10 |
| WMB Williams Cos Inc. | Add +15.0% | 0.51% | +0.10 |
| OHI Omega Healthcare Investors | Add +7.1% | 1.98% | +0.10 |
| AEE Ameren Corporation | Add +35.7% | 0.24% | +0.08 |
| TRGP Targa Resources Corp. | Add +16.1% | 0.35% | +0.08 |
| PSA Public Storage | Add +5.0% | 3.16% | +0.07 |
| COLD Americold Realty Trust Inc. | Add +8.0% | 1.24% | +0.07 |
| RYN Rayonier Inc. | Add +5.9% | 0.64% | +0.06 |
| PHM Pultegroup Inc. | New | 0.06% | +0.06 |
| EVRG Evergy Inc. | Add +23.8% | 0.21% | +0.05 |
| CNP Centerpoint Energy Inc. | Add +24.4% | 0.18% | +0.05 |
| XOM Exxon Mobil Corp. | Add +103.6% | 0.07% | +0.04 |
| PGRE Paramount Group Inc. | Add +282.2% | 0.06% | +0.04 |
| CSRE C&S Real Estate Active ETF | New | 0.04% | +0.04 |
| CSPF C&S Pref & Income Active ETF | New | 0.04% | +0.04 |
| HIW Highwoods Properties Inc. | Add +10.5% | 0.82% | +0.04 |
| NEE Nextera Energy Inc. | Add +8.1% | 0.75% | +0.03 |
| D Dominion Energy Inc. | Add +9.0% | 0.29% | +0.03 |
| XEL Xcel Energy Inc. | Add +28.7% | 0.12% | +0.03 |
| CSNR C&S Nat Resources Active ETF | New | 0.03% | +0.03 |
| VLO Valero Energy Corp. | New | 0.02% | +0.02 |
| NTST Netstreit Corp. | Add +2.5% | 0.20% | +0.02 |
| SFD Smithfield Foods Inc. | New | 0.02% | +0.02 |
| NTR Nutrien Ltd. | Add +169.1% | 0.03% | +0.02 |
| CUBE Cubesmart | New | 0.02% | +0.02 |
| GFL GFL Environmental Inc.-Sub VT | Add +10.3% | 0.11% | +0.02 |
| SO The Southern Co. | Add +0.2% | 0.19% | +0.02 |
| EOG EOG Resources Inc. | New | 0.02% | +0.02 |
Notes & Other Activity Q4 2024 → Q1 2025
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | Reduce -0.1% | 274,123 | $6.7M |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | Reduce -0.5% | 99,755 | $6.0M |
| PEBBLEBROOK HOTEL TRUST (PEB 6.375 PERP E) | 6.375 PFD SER E | New | 160,976 | $2.8M |
| EPR PROPERTIES (EPR 5.75 PERP C) | PFD C CV 5.75% | Reduce -64.1% | 92,088 | $2.1M |
| PEBBLEBROOK HOTEL TRUST (PEB 6.3 PERP F) | 6.3 CUM PFD SR F | New | 103,196 | $1.8M |
| JQCNR Nuveen Credit Strategies-RTS | RIGHT 04/29/2025 | New | 734,738 | $22K |
| LQD Ishr Ibx Usd Invgd CB ETF-Ui | IBOXX INV CP ETF | Reduce -100.0% | 0 | $0 |
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 |