Cohen & Steers, Inc.
In its 13F for Q2 2025 (holdings as of June 30, 2025, filed August 14, 2025), Cohen & Steers, Inc. reported 433 stock positions worth $54.5 billion. Its top holding was Welltower (WELL) at 9.9% of the portfolio, followed by Digital Realty Trust (DLR, 7.6%) and Crown Castle (CCI, 5.7%). Compared with Q1 2025, it opened 41 new positions, sold out of 42, added to 131 and reduced 126. The biggest buy was Digital Realty Trust (DLR, shares +7%) and the biggest sale American Tower (AMT, shares −26%).
- Most Recent 13F
- Q2 2026
- Location
- NEW YORK, NY
- CIK
- 0001284812
- Portfolio Value
- $54.5B (Q2 2025)
- SEC Filing
- 0000950123-25-007960 ↗ filed Aug 14, 2025
Holdings Value
Holdings 433 stocks · $54.5B
| WELL Welltower Inc. | 9.92% | 35,174,884 | $5.4B | Reduce -1.8% |
| DLR Digital Realty Trust Inc. | 7.63% | 23,868,938 | $4.2B | Add +7.1% |
| CCI Crown Castle Inc. | 5.72% | 30,323,349 | $3.1B | Add +11.1% |
| AMT American Tower Corp. | 5.64% | 13,903,466 | $3.1B | Reduce -25.7% |
| PLD Prologis Inc. | 5.33% | 27,649,070 | $2.9B | Add +10.2% |
| INVH Invitation Homes Inc. | 4.21% | 69,865,425 | $2.3B | Add +3.0% |
| SUI Sun Communities Inc. filed as SUN CMNTYS INC | 3.87% | 16,655,434 | $2.1B | Add +2.0% |
| EXR Extra Space Storage Inc. | 3.79% | 14,019,626 | $2.1B | Reduce -6.7% |
| EQIX Equinix Inc. | 3.26% | 2,233,142 | $1.8B | Reduce -7.2% |
| SPG Simon Property Group Inc. | 3.01% | 10,190,756 | $1.6B | Reduce -9.0% |
| ESS Essex Property Trust Inc. | 2.90% | 5,566,894 | $1.6B | Add +30.3% |
| IRM Iron Mountain Inc. filed as IRON MTN INC DEL | 2.59% | 13,768,631 | $1.4B | Add +2.1% |
| PSA Public Storage | 2.42% | 4,501,091 | $1.3B | Reduce -21.1% |
| HST Host Hotels & Resorts Inc. | 2.23% | 79,163,322 | $1.2B | Add +31.6% |
| SBAC SBA Communications Corp. | 2.17% | 5,041,055 | $1.2B | Add +177.2% |
| WY Weyerhaeuser Co. | 2.02% | 42,900,879 | $1.1B | Add +10.7% |
| UDR Udr Inc. | 1.95% | 26,088,262 | $1.1B | Reduce -19.8% |
| HR Healthcare Realty Trust Inc. | 1.75% | 59,972,378 | $951.1M | Reduce -2.4% |
| ADC Agree Realty Corp. | 1.66% | 12,390,683 | $905.2M | Add +25.6% |
| KIM Kimco Realty Corp. | 1.65% | 42,892,299 | $901.6M | Add +26.3% |
| O Realty Income Corp. | 1.52% | 14,338,480 | $826.0M | Add +24.7% |
| VICI Vici Properties Inc. filed as VICI PPTYS INC | 1.24% | 20,655,504 | $673.3M | Reduce -31.6% |
| KRC Kilroy Realty Corp. | 1.05% | 16,709,799 | $573.4M | Add +158.7% |
| KRG Kite Realty Group Trust | 0.87% | 20,827,326 | $471.7M | Add +190.4% |
| HIW Highwoods Properties Inc. | 0.85% | 14,964,807 | $465.3M | Add +0.6% |
| COLD Americold Realty Trust Inc. | 0.84% | 27,598,091 | $459.0M | Reduce -11.4% |
| EGP Eastgroup Properties Inc. | 0.81% | 2,644,945 | $442.0M | Reduce -1.4% |
| AMH American Homes 4 Rent- A | 0.81% | 12,211,714 | $440.5M | Add +13.9% |
| NEE Nextera Energy Inc. | 0.80% | 6,301,096 | $437.4M | Add +10.8% |
| CZR Caesars Entertainment Inc. | 0.74% | 14,201,066 | $403.2M | Reduce -5.5% |
| LAMR Lamar Advertising Co. Class A | 0.65% | 2,937,738 | $356.5M | Reduce -29.1% |
| AKR Acadia Realty Trust | 0.65% | 19,095,898 | $354.6M | Add +5.4% |
| OHI Omega Healthcare Investors | 0.65% | 9,609,535 | $352.2M | Reduce -65.8% |
| BXP BXP Inc. | 0.63% | 5,117,309 | $345.3M | Add +163.1% |
| WMB Williams Cos Inc. | 0.55% | 4,778,995 | $300.2M | Add +4.2% |
| BYD Boyd Gaming Corp. | 0.53% | 3,704,124 | $289.8M | Reduce -9.2% |
| RYN Rayonier Inc. | 0.53% | 13,035,239 | $289.1M | Add +4.6% |
| NI Nisource Inc. | 0.51% | 6,940,004 | $280.0M | Reduce -15.0% |
| EPRT Essential Properties Realty | 0.51% | 8,645,063 | $275.9M | Add +0.9% |
| CSX CSX Corp. | 0.50% | 8,335,860 | $272.0M | Add +20.2% |
| UNP Union Pacific Corp. | 0.50% | 1,182,023 | $272.0M | Reduce -4.4% |
| CTRE Caretrust REIT Inc. | 0.48% | 8,480,773 | $259.5M | New |
| PPL PPL Corp. | 0.45% | 7,199,699 | $244.0M | Add +9.6% |
| OUT Outfront Media Inc. | 0.42% | 13,899,460 | $226.8M | Add +27.1% |
| ETR Entergy Corp. | 0.41% | 2,691,610 | $223.7M | Add +5.2% |
| AEE Ameren Corporation | 0.38% | 2,132,782 | $204.8M | Add +68.4% |
| EVRG Evergy Inc. | 0.36% | 2,867,090 | $197.6M | Add +74.2% |
| DUK Duke Energy Corp. | 0.34% | 1,585,844 | $187.1M | Add +55.0% |
| SRE Sempra | 0.34% | 2,465,449 | $186.8M | Add +68.3% |
| HUDSON PAC PPTYS INC | 0.32% | 63,798,630 | $174.8M | New |
| EXC Exelon Corp. | 0.31% | 3,899,864 | $169.3M | Add +5.4% |
| PEG Public Service Enterprise GP | 0.31% | 1,976,743 | $166.4M | Reduce -17.8% |
| D Dominion Energy Inc. | 0.28% | 2,744,416 | $155.1M | Reduce -1.4% |
| MAA Mid-America Apartment Comm | 0.24% | 881,684 | $130.5M | Add +565082.1% |
| PACS Pacs Group Inc. | 0.23% | 9,682,377 | $125.1M | Reduce -0.4% |
| WEC WEC Energy Group Inc. | 0.22% | 1,163,760 | $121.3M | Reduce -24.2% |
| CNP Centerpoint Energy Inc. | 0.22% | 3,232,588 | $118.8M | Add +17.8% |
| PGRE Paramount Group Inc. | 0.21% | 18,984,946 | $115.8M | Add +165.8% |
| TRGP Targa Resources Corp. | 0.21% | 646,419 | $112.5M | Reduce -31.9% |
| SO The Southern Co. | 0.19% | 1,118,326 | $102.7M | Add +0.0% |
| PCG P G & E Corp. | 0.16% | 6,333,633 | $88.3M | Reduce -1.7% |
| RHP Ryman Hospitality Properties | 0.15% | 845,094 | $83.4M | Add +35.8% |
| NTST Netstreit Corp. | 0.15% | 4,881,668 | $82.6M | Reduce -28.5% |
| VG Venture Global Inc. Class A | 0.15% | 5,267,689 | $82.1M | Reduce -5.4% |
| XEL Xcel Energy Inc. | 0.14% | 1,105,432 | $75.3M | Add +25.3% |
| ED Consolidated Edison Inc. | 0.13% | 700,198 | $70.3M | Reduce -50.5% |
| GLDM SPDR Gold Minishares Trust | 0.13% | 1,057,396 | $69.3M | Reduce -5.1% |
| LINE Lineage Inc. | 0.12% | 1,550,955 | $67.5M | Reduce -18.9% |
| LNG Cheniere Energy Inc. | 0.12% | 269,989 | $65.7M | Reduce -8.6% |
| AVB Avalonbay Communities Inc. | 0.12% | 322,823 | $65.7M | Reduce -86.3% |
| ELS Equity Lifestyle Properties | 0.12% | 1,018,575 | $62.8M | Reduce -3.0% |
| LNT Alliant Energy Corp. | 0.10% | 945,688 | $57.2M | Reduce -57.6% |
| ET Energy Transfer LP | 0.10% | 2,965,892 | $53.8M | Reduce -1.9% |
| NSC Norfolk Southern Corp. | 0.10% | 204,941 | $52.5M | No change |
| CURB Curbline Properties Corp. | 0.08% | 2,000,323 | $45.7M | Reduce -0.6% |
| KNTK Kinetik Holdings Inc. | 0.08% | 1,030,590 | $45.4M | Add +20.4% |
| VTR Ventas Inc. | 0.08% | 690,068 | $43.6M | Reduce -66.2% |
| TXNM TXNM Energy Inc. | 0.08% | 759,491 | $42.8M | New |
| AWK American Water Works Co. Inc. | 0.07% | 282,500 | $39.3M | New |
| MPLX MPLX LP | 0.07% | 691,287 | $35.6M | Add +5.2% |
| PDM Piedmont Realty Trust Inc. | 0.06% | 4,315,694 | $31.5M | New |
| SPSB SS SPDR P St C Corp. ETF | 0.06% | 1,000,822 | $30.2M | Add +36.4% |
| PDX PIMCO Dynamic Income Strat | 0.05% | 1,207,776 | $29.8M | Reduce -1.1% |
| XOM Exxon Mobil Corp. | 0.05% | 254,102 | $27.4M | Reduce -22.4% |
| ADX Adams Diversified Equity | 0.05% | 1,244,635 | $27.0M | Add +1.6% |
| BG Bunge Global SA | 0.05% | 323,251 | $26.0M | Add +15.6% |
| PAA Plains All Amer Pipeline LP | 0.05% | 1,370,402 | $25.1M | Reduce -10.2% |
| KMI Kinder Morgan Inc. | 0.05% | 848,284 | $24.9M | Reduce -5.8% |
| PDI PIMCO Dynamic Income Fund | 0.04% | 1,286,712 | $24.4M | Add +4.4% |
| EIX Edison International | 0.04% | 450,782 | $23.3M | No change |
| BCAT BlackRock Capital Alloc TR | 0.04% | 1,510,751 | $22.9M | Add +11.8% |
| IAU iShares Gold Trust | 0.04% | 339,266 | $21.2M | Add +6.4% |
| CSRE C&S Real Estate Active ETF | 0.04% | 800,000 | $20.6M | No change |
| CVX Chevron Corp. | 0.04% | 141,927 | $20.3M | Add +8770.4% |
| CSPF C&S Pref & Income Active ETF | 0.04% | 796,000 | $20.3M | Add +3.2% |
| OKE Oneok Inc. | 0.04% | 239,980 | $19.6M | Reduce -7.7% |
| PDO PIMCO Dynamic Income Opport | 0.03% | 1,305,639 | $17.6M | Add +0.9% |
| MPC Marathon Petroleum Corp. | 0.03% | 104,405 | $17.3M | New |
| CEF Sprott Physical Gold and Sil | 0.03% | 573,497 | $17.3M | Reduce -2.2% |
| NTR Nutrien Ltd. | 0.03% | 294,402 | $17.1M | Reduce -16.7% |
Other holdings (10): bonds, preferreds, convertibles and warrants · $41.0M (not counted above)
| Security | Class | Shares / Principal | Value | Change |
|---|---|---|---|---|
| WELLS FARGO & COMPANY (WFC 7.5 PERP L) | PERP PFD CNV A | 9,386 | $11.0M | Reduce -44.3% |
| LXP INDUSTRIAL TRUST (LXP 6.5 PERP C) | PFD CONV SER C | 231,649 | $10.7M | No change |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | 271,969 | $6.4M | Reduce -0.8% |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | 96,604 | $5.8M | Reduce -3.2% |
| PEBBLEBROOK HOTEL TRUST (PEB 6.375 PERP E) | 6.375 PFD SER E | 173,531 | $3.0M | Add +7.8% |
| EPR PROPERTIES (EPR 9 PERP E) | CONV PFD 9% SR E | 57,085 | $1.8M | No change |
| PEBBLEBROOK HOTEL TRUST (PEB 6.3 PERP F) | 6.3 CUM PFD SR F | 93,641 | $1.6M | Reduce -9.3% |
| BANK OF AMERICA CORP (BAC 7.25 PERP L) | 7.25%CNV PFD L | 200 | $243K | No change |
| EPR PROPERTIES (EPR 5.75 PERP C) | PFD C CV 5.75% | 7,388 | $185K | Reduce -92.0% |
| NPWR.WS Rice Acquisition Corp. II-CW | *W EXP 06/08/202 | 193,606 | $64K | No change |
Total filed on the 13F, all lines: $54.5B.
Portfolio Sells Q1 2025 → Q2 2025
| AMT American Tower Corp. | Reduce -25.7% | 5.64% | −1.89 |
| OHI Omega Healthcare Investors | Reduce -65.8% | 0.65% | −1.33 |
| AVB Avalonbay Communities Inc. | Reduce -86.3% | 0.12% | −0.81 |
| UDR Udr Inc. | Reduce -19.8% | 1.95% | −0.76 |
| PSA Public Storage | Reduce -21.1% | 2.42% | −0.74 |
| VICI Vici Properties Inc. | Reduce -31.6% | 1.24% | −0.59 |
| SPG Simon Property Group Inc. | Reduce -9.0% | 3.01% | −0.43 |
| COLD Americold Realty Trust Inc. | Reduce -11.4% | 0.84% | −0.39 |
| EQIX Equinix Inc. | Reduce -7.2% | 3.26% | −0.37 |
| EXR Extra Space Storage Inc. | Reduce -6.7% | 3.79% | −0.34 |
| WELL Welltower Inc. | Reduce -1.8% | 9.92% | −0.23 |
| LAMR Lamar Advertising Co. Class A | Reduce -29.1% | 0.65% | −0.22 |
| CPT Camden Property Trust | Reduce -100.0% | 0.00% | −0.20 |
| VTR Ventas Inc. | Reduce -66.2% | 0.08% | −0.18 |
| HR Healthcare Realty Trust Inc. | Reduce -2.4% | 1.75% | −0.18 |
| LNT Alliant Energy Corp. | Reduce -57.6% | 0.10% | −0.16 |
| ED Consolidated Edison Inc. | Reduce -50.5% | 0.13% | −0.16 |
| TRGP Targa Resources Corp. | Reduce -31.9% | 0.21% | −0.15 |
| DEI Douglas Emmett Inc. | Reduce -100.0% | 0.00% | −0.12 |
| GFL GFL Environmental Inc.-Sub VT | Sold out | 0.00% | −0.11 |
| WTRG Essential Utilities Inc. | Sold out | 0.00% | −0.11 |
| NI Nisource Inc. | Reduce -15.0% | 0.51% | −0.09 |
| WEC WEC Energy Group Inc. | Reduce -24.2% | 0.22% | −0.09 |
| LINE Lineage Inc. | Reduce -18.9% | 0.12% | −0.08 |
| EGP Eastgroup Properties Inc. | Reduce -1.4% | 0.81% | −0.06 |
| PEG Public Service Enterprise GP | Reduce -17.8% | 0.31% | −0.06 |
| PHM Pultegroup Inc. | Reduce -99.5% | 0.00% | −0.06 |
| NTST Netstreit Corp. | Reduce -28.5% | 0.15% | −0.05 |
| PCG P G & E Corp. | Reduce -1.7% | 0.16% | −0.04 |
| UNP Union Pacific Corp. | Reduce -4.4% | 0.50% | −0.04 |
| AEP American Electric Power | Reduce -99.0% | 0.00% | −0.03 |
| XOM Exxon Mobil Corp. | Reduce -22.4% | 0.05% | −0.02 |
| VLO Valero Energy Corp. | Reduce -72.8% | 0.01% | −0.02 |
| ELS Equity Lifestyle Properties | Reduce -3.0% | 0.12% | −0.01 |
| HES Hess Corp. | Reduce -35.3% | 0.02% | −0.01 |
| OKE Oneok Inc. | Reduce -7.7% | 0.04% | −0.01 |
| PAA Plains All Amer Pipeline LP | Reduce -10.2% | 0.05% | −0.01 |
| PGX Invesco Preferred ETF | Reduce -75.0% | 0.00% | −0.01 |
| CUBE Cubesmart | Reduce -54.6% | 0.01% | −0.01 |
| GLD SPDR Gold Shares | Reduce -72.4% | 0.00% | −0.01 |
| ES Eversource Energy | Sold out | 0.00% | −0.01 |
| MTZ Mastec Inc. | Reduce -76.8% | 0.00% | −0.01 |
| STLD Steel Dynamics Inc. | Sold out | 0.00% | −0.01 |
| VOO Vanguard S&P 500 ETF | Sold out | 0.00% | −0.01 |
| X United States Steel Corp. | Sold out | 0.00% | −0.01 |
| CURB Curbline Properties Corp. | Reduce -0.6% | 0.08% | −0.01 |
| LNG Cheniere Energy Inc. | Reduce -8.6% | 0.12% | −0.01 |
| PSX Phillips 66 | Reduce -53.8% | 0.00% | −0.01 |
| ET Energy Transfer LP | Reduce -1.9% | 0.10% | −0.01 |
| CALM Cal-Maine Foods Inc. | Reduce -51.1% | 0.01% | −0.01 |
Portfolio Buys Q1 2025 → Q2 2025
| DLR Digital Realty Trust Inc. | Add +7.1% | 7.63% | +1.73 |
| SBAC SBA Communications Corp. | Add +177.2% | 2.17% | +1.43 |
| KRC Kilroy Realty Corp. | Add +158.7% | 1.05% | +0.66 |
| HST Host Hotels & Resorts Inc. | Add +31.6% | 2.23% | +0.65 |
| KRG Kite Realty Group Trust | Add +190.4% | 0.87% | +0.57 |
| CTRE Caretrust REIT Inc. | New | 0.48% | +0.48 |
| ESS Essex Property Trust Inc. | Add +30.3% | 2.90% | +0.47 |
| CCI Crown Castle Inc. | Add +11.1% | 5.72% | +0.45 |
| IRM Iron Mountain Inc. | Add +2.1% | 2.59% | +0.45 |
| BXP BXP Inc. | Add +163.1% | 0.63% | +0.39 |
| HUDSON PAC PPTYS INC | New | 0.32% | +0.32 |
| KIM Kimco Realty Corp. | Add +26.3% | 1.65% | +0.32 |
| O Realty Income Corp. | Add +24.7% | 1.52% | +0.28 |
| ADC Agree Realty Corp. | Add +25.6% | 1.66% | +0.25 |
| MAA Mid-America Apartment Comm | Add +565082.1% | 0.24% | +0.24 |
| PGRE Paramount Group Inc. | Add +165.8% | 0.21% | +0.16 |
| EVRG Evergy Inc. | Add +74.2% | 0.36% | +0.15 |
| SRE Sempra | Add +68.3% | 0.34% | +0.15 |
| PLD Prologis Inc. | Add +10.2% | 5.33% | +0.14 |
| AEE Ameren Corporation | Add +68.4% | 0.38% | +0.14 |
| CSX CSX Corp. | Add +20.2% | 0.50% | +0.12 |
| DUK Duke Energy Corp. | Add +55.0% | 0.34% | +0.11 |
| OUT Outfront Media Inc. | Add +27.1% | 0.42% | +0.09 |
| TXNM TXNM Energy Inc. | New | 0.08% | +0.08 |
| AWK American Water Works Co. Inc. | New | 0.07% | +0.07 |
| AMH American Homes 4 Rent- A | Add +13.9% | 0.81% | +0.06 |
| PDM Piedmont Realty Trust Inc. | New | 0.06% | +0.06 |
| NEE Nextera Energy Inc. | Add +10.8% | 0.80% | +0.06 |
| RHP Ryman Hospitality Properties | Add +35.8% | 0.15% | +0.05 |
| WMB Williams Cos Inc. | Add +4.2% | 0.55% | +0.04 |
| HIW Highwoods Properties Inc. | Add +0.6% | 0.85% | +0.04 |
| CVX Chevron Corp. | Add +8770.4% | 0.04% | +0.04 |
| CNP Centerpoint Energy Inc. | Add +17.8% | 0.22% | +0.03 |
| MPC Marathon Petroleum Corp. | New | 0.03% | +0.03 |
| DTM DT Midstream Inc. | New | 0.03% | +0.03 |
| XEL Xcel Energy Inc. | Add +25.3% | 0.14% | +0.02 |
| SPY SS SPDR S&P 500 ETF Trust-US | Add +254.8% | 0.03% | +0.02 |
| SITC Site Centers Corp. | New | 0.02% | +0.02 |
| NSA National Storage Affiliates | New | 0.02% | +0.02 |
| PPC Pilgrim's Pride Corp. | New | 0.01% | +0.01 |
| SPSB SS SPDR P St C Corp. ETF | Add +36.4% | 0.06% | +0.01 |
| VCIT Vanguard Int-Term Corporate | New | 0.01% | +0.01 |
| PPL PPL Corp. | Add +9.6% | 0.45% | +0.01 |
| JBS JBS NV-A | New | 0.01% | +0.01 |
| NEM Newmont Corp. | Add +23.8% | 0.03% | +0.01 |
| BG Bunge Global SA | Add +15.6% | 0.05% | +0.01 |
| ADX Adams Diversified Equity | Add +1.6% | 0.05% | +0.01 |
| IP International Paper Co. | New | 0.01% | +0.01 |
| FANG Diamondback Energy Inc. | New | 0.01% | +0.01 |
| ADM Archer-Daniels-Midland Co. | Add +3232.5% | 0.01% | +0.01 |
Notes & Other Activity Q1 2025 → Q2 2025
| WELLS FARGO & COMPANY (WFC 7.5 PERP L) | PERP PFD CNV A | Reduce -44.3% | 9,386 | $11.0M |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | Reduce -0.8% | 271,969 | $6.4M |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | Reduce -3.2% | 96,604 | $5.8M |
| PEBBLEBROOK HOTEL TRUST (PEB 6.375 PERP E) | 6.375 PFD SER E | Add +7.8% | 173,531 | $3.0M |
| PEBBLEBROOK HOTEL TRUST (PEB 6.3 PERP F) | 6.3 CUM PFD SR F | Reduce -9.3% | 93,641 | $1.6M |
| EPR PROPERTIES (EPR 5.75 PERP C) | PFD C CV 5.75% | Reduce -92.0% | 7,388 | $185K |
| JQCNR Nuveen Credit Strategies-RTS | RIGHT 04/29/2025 | Sold out | 734,738 | $22Kbefore 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 |