Cohen & Steers, Inc.
In its 13F for Q3 2025 (holdings as of September 30, 2025, filed November 14, 2025), Cohen & Steers, Inc. reported 435 stock positions worth $55.4 billion. Its top holding was Welltower (WELL) at 10.8% of the portfolio, followed by Digital Realty Trust (DLR, 7.4%) and Crown Castle (CCI, 6.2%). Compared with Q2 2025, it opened 34 new positions, sold out of 32, added to 120 and reduced 124. The biggest buy was BXP (BXP, shares +113%) and the biggest sale Sun Communities (SUI, shares −34%).
- Most Recent 13F
- Q2 2026
- Location
- NEW YORK, NY
- CIK
- 0001284812
- Portfolio Value
- $55.4B (Q3 2025)
- SEC Filing
- 0001193125-25-281706 ↗ filed Nov 14, 2025
Holdings Value
Holdings 435 stocks · $55.4B
| WELL Welltower Inc. | 10.79% | 33,569,335 | $6.0B | Reduce -4.6% |
| DLR Digital Realty Trust Inc. | 7.40% | 23,725,267 | $4.1B | Reduce -0.6% |
| CCI Crown Castle Inc. | 6.24% | 35,836,607 | $3.5B | Add +18.2% |
| PLD Prologis Inc. | 5.24% | 25,333,467 | $2.9B | Reduce -8.4% |
| AMT American Tower Corp. | 4.69% | 13,501,372 | $2.6B | Reduce -2.9% |
| INVH Invitation Homes Inc. | 3.75% | 70,898,474 | $2.1B | Add +1.5% |
| EXR Extra Space Storage Inc. | 3.59% | 14,090,661 | $2.0B | Add +0.5% |
| ESS Essex Property Trust Inc. | 3.12% | 6,465,516 | $1.7B | Add +16.1% |
| EQIX Equinix Inc. | 2.99% | 2,115,870 | $1.7B | Reduce -5.3% |
| IRM Iron Mountain Inc. filed as IRON MTN INC DEL | 2.90% | 15,748,682 | $1.6B | Add +14.4% |
| SPG Simon Property Group Inc. | 2.89% | 8,540,640 | $1.6B | Reduce -16.2% |
| HST Host Hotels & Resorts Inc. | 2.64% | 85,800,309 | $1.5B | Add +8.4% |
| SUI Sun Communities Inc. filed as SUN CMNTYS INC | 2.56% | 10,979,116 | $1.4B | Reduce -34.1% |
| PSA Public Storage | 1.91% | 3,653,741 | $1.1B | Reduce -18.8% |
| HR Healthcare Realty Trust Inc. | 1.81% | 55,560,731 | $1.0B | Reduce -7.4% |
| UDR Udr Inc. | 1.78% | 26,539,436 | $988.8M | Add +1.7% |
| ADC Agree Realty Corp. | 1.72% | 13,445,651 | $955.1M | Add +8.5% |
| KIM Kimco Realty Corp. | 1.69% | 42,734,944 | $933.7M | Reduce -0.4% |
| WY Weyerhaeuser Co. | 1.53% | 34,097,169 | $845.3M | Reduce -20.5% |
| BXP BXP Inc. | 1.46% | 10,879,152 | $808.8M | Add +112.6% |
| O Realty Income Corp. | 1.39% | 12,690,369 | $771.4M | Reduce -11.5% |
| SBAC SBA Communications Corp. | 1.32% | 3,781,075 | $731.2M | Reduce -25.0% |
| OHI Omega Healthcare Investors | 1.31% | 17,129,969 | $723.2M | Add +78.3% |
| KRC Kilroy Realty Corp. | 1.16% | 15,144,915 | $639.9M | Reduce -9.4% |
| CTRE Caretrust REIT Inc. | 1.14% | 18,251,774 | $632.9M | Add +115.2% |
| VICI Vici Properties Inc. filed as VICI PPTYS INC | 1.02% | 17,392,705 | $567.2M | Reduce -15.8% |
| NEE Nextera Energy Inc. | 0.98% | 7,163,237 | $540.8M | Add +13.7% |
| ELS Equity Lifestyle Properties | 0.92% | 8,367,418 | $507.9M | Add +721.5% |
| EGP Eastgroup Properties Inc. | 0.87% | 2,862,959 | $484.6M | Add +8.2% |
| AMH American Homes 4 Rent- A | 0.86% | 14,316,658 | $475.9M | Add +17.2% |
| KRG Kite Realty Group Trust | 0.84% | 20,829,515 | $464.5M | Add +0.0% |
| HIW Highwoods Properties Inc. | 0.79% | 13,814,837 | $439.5M | Reduce -7.7% |
| CZR Caesars Entertainment Inc. | 0.73% | 15,026,747 | $406.2M | Add +5.8% |
| OUT Outfront Media Inc. | 0.72% | 21,828,036 | $399.9M | Add +57.0% |
| AKR Acadia Realty Trust | 0.68% | 18,743,335 | $377.7M | Reduce -1.9% |
| WMB Williams Cos Inc. | 0.65% | 5,670,171 | $359.2M | Add +18.6% |
| RYN Rayonier Inc. | 0.61% | 12,831,794 | $340.6M | Reduce -1.6% |
| LAMR Lamar Advertising Co. Class A | 0.60% | 2,721,176 | $333.1M | Reduce -7.4% |
| SRE Sempra | 0.55% | 3,403,101 | $306.2M | Add +38.0% |
| UNP Union Pacific Corp. | 0.54% | 1,272,582 | $300.8M | Add +7.7% |
| CSX CSX Corp. | 0.52% | 8,183,130 | $290.6M | Reduce -1.8% |
| PPL PPL Corp. | 0.48% | 7,088,622 | $263.4M | Reduce -1.5% |
| ETR Entergy Corp. | 0.47% | 2,809,590 | $261.8M | Add +4.4% |
| EPRT Essential Properties Realty | 0.47% | 8,795,925 | $261.8M | Add +1.8% |
| NI Nisource Inc. | 0.43% | 5,438,774 | $235.5M | Reduce -21.6% |
| NSC Norfolk Southern Corp. | 0.39% | 719,889 | $216.3M | Add +251.3% |
| CNP Centerpoint Energy Inc. | 0.34% | 4,795,787 | $186.1M | Add +48.4% |
| D Dominion Energy Inc. | 0.33% | 2,974,173 | $181.9M | Add +8.4% |
| EVRG Evergy Inc. | 0.32% | 2,312,284 | $175.8M | Reduce -19.4% |
| LNT Alliant Energy Corp. | 0.31% | 2,551,622 | $172.0M | Add +169.8% |
| HUDSON PAC PPTYS INC | 0.30% | 60,664,719 | $167.4M | Reduce -4.9% |
| AEE Ameren Corporation | 0.29% | 1,557,672 | $162.6M | Reduce -27.0% |
| BYD Boyd Gaming Corp. | 0.29% | 1,856,041 | $160.5M | Reduce -49.9% |
| VMRK Vivmark Residential filed as EQUITY RESIDENTIAL | 0.26% | 2,260,060 | $146.3M | Add +712852.7% |
| COLD Americold Realty Trust Inc. | 0.25% | 11,519,006 | $141.0M | Reduce -58.3% |
| PACS Pacs Group Inc. | 0.24% | 9,606,527 | $131.9M | Reduce -0.8% |
| TRGP Targa Resources Corp. | 0.23% | 764,863 | $128.1M | Add +18.3% |
| DUK Duke Energy Corp. | 0.21% | 933,567 | $115.5M | Reduce -41.1% |
| ATO Atmos Energy Corp. | 0.20% | 641,996 | $109.6M | New |
| WEC WEC Energy Group Inc. | 0.19% | 903,258 | $103.5M | Reduce -22.4% |
| AWK American Water Works Co. Inc. | 0.18% | 714,537 | $99.5M | Add +152.9% |
| VTR Ventas Inc. | 0.18% | 1,404,032 | $98.3M | Add +103.5% |
| PCG P G & E Corp. | 0.17% | 6,388,494 | $96.3M | Add +0.9% |
| XEL Xcel Energy Inc. | 0.16% | 1,103,396 | $89.0M | Reduce -0.2% |
| NTST Netstreit Corp. | 0.16% | 4,845,260 | $87.5M | Reduce -0.8% |
| SR Spire Inc. | 0.15% | 1,006,424 | $82.0M | New |
| GLDM SPDR Gold Minishares Trust | 0.14% | 1,008,438 | $77.1M | Reduce -4.6% |
| RHP Ryman Hospitality Properties | 0.14% | 849,743 | $76.1M | Add +0.6% |
| BKH Black Hills Corp. | 0.13% | 1,176,624 | $72.5M | New |
| SO The Southern Co. | 0.13% | 738,210 | $70.0M | Reduce -34.0% |
| PEG Public Service Enterprise GP | 0.12% | 828,787 | $69.2M | Reduce -58.1% |
| VG Venture Global Inc. Class A | 0.12% | 4,743,661 | $67.3M | Reduce -9.9% |
| LNG Cheniere Energy Inc. | 0.12% | 273,276 | $64.2M | Add +1.2% |
| AVB Avalonbay Communities Inc. | 0.11% | 302,502 | $58.4M | Reduce -6.3% |
| CURB Curbline Properties Corp. | 0.10% | 2,452,453 | $54.7M | Add +22.6% |
| PDM Piedmont Realty Trust Inc. | 0.10% | 5,885,502 | $53.0M | Add +36.4% |
| PGRE Paramount Group Inc. | 0.09% | 7,754,108 | $50.7M | Reduce -59.2% |
| ET Energy Transfer LP | 0.08% | 2,592,928 | $44.5M | Reduce -12.6% |
| KNTK Kinetik Holdings Inc. | 0.08% | 1,010,282 | $43.2M | Reduce -2.0% |
| CVX Chevron Corp. | 0.07% | 235,331 | $36.5M | Add +65.8% |
| MPLX MPLX LP | 0.06% | 691,287 | $34.5M | No change |
| SPSB SS SPDR P St C Corp. ETF | 0.05% | 940,822 | $28.5M | Reduce -6.0% |
| XOM Exxon Mobil Corp. | 0.05% | 246,216 | $27.8M | Reduce -3.1% |
| BG Bunge Global SA | 0.05% | 341,550 | $27.8M | Add +5.7% |
| NSA National Storage Affiliates | 0.05% | 880,314 | $26.6M | Add +207.6% |
| PDX PIMCO Dynamic Income Strat | 0.05% | 1,053,776 | $26.3M | Reduce -12.8% |
| ADX Adams Diversified Equity | 0.05% | 1,144,635 | $25.5M | Reduce -8.0% |
| EIX Edison International | 0.04% | 450,782 | $24.9M | No change |
| IAU iShares Gold Trust | 0.04% | 337,303 | $24.5M | Reduce -0.6% |
| BCAT BlackRock Capital Alloc TR | 0.04% | 1,622,657 | $24.0M | Add +7.4% |
| NEM Newmont Corp. | 0.04% | 283,003 | $23.9M | Add +16.4% |
| ED Consolidated Edison Inc. | 0.04% | 229,627 | $23.1M | Reduce -67.2% |
| PDI PIMCO Dynamic Income Fund | 0.04% | 1,102,034 | $21.8M | Reduce -14.3% |
| PAA Plains All Amer Pipeline LP | 0.04% | 1,264,432 | $21.6M | Reduce -7.7% |
| CEF Sprott Physical Gold and Sil | 0.04% | 578,497 | $21.2M | Add +0.9% |
| OKE Oneok Inc. | 0.04% | 288,344 | $21.0M | Add +20.1% |
| KMI Kinder Morgan Inc. | 0.04% | 739,426 | $20.9M | Reduce -12.8% |
| CSRE C&S Real Estate Active ETF | 0.04% | 800,000 | $20.8M | No change |
| CSPF C&S Pref & Income Active ETF | 0.04% | 781,000 | $20.3M | Reduce -1.9% |
| VCIT Vanguard Int-Term Corporate | 0.03% | 223,974 | $18.8M | Add +135.8% |
Other holdings (11): bonds, preferreds, convertibles and warrants · $42.9M (not counted above)
| Security | Class | Shares / Principal | Value | Change |
|---|---|---|---|---|
| WELLS FARGO & COMPANY (WFC 7.5 PERP L) | PERP PFD CNV A | 9,386 | $11.6M | No change |
| LXP INDUSTRIAL TRUST (LXP 6.5 PERP C) | PFD CONV SER C | 231,649 | $11.1M | No change |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | 271,969 | $6.9M | No change |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | 96,604 | $5.8M | No change |
| PEBBLEBROOK HOTEL TRUST (PEB 6.375 PERP E) | 6.375 PFD SER E | 173,531 | $3.5M | No change |
| PEBBLEBROOK HOTEL TRUST (PEB 6.3 PERP F) | 6.3 CUM PFD SR F | 93,641 | $1.9M | No change |
| EPR PROPERTIES (EPR 9 PERP E) | CONV PFD 9% SR E | 57,085 | $1.8M | No change |
| BANK OF AMERICA CORP (BAC 7.25 PERP L) | 7.25%CNV PFD L | 200 | $256K | No change |
| NPWR.WS Rice Acquisition Corp. II-CW | *W EXP 06/08/202 | 193,606 | $145K | No change |
| BLACKROCK INCOME TR-RT | RIGHT 10/20/2025 | 15,000 | $1K | New |
| CLEARBRIDGE ENERGY MI-RT | RIGHT 10/10/2025 | 5,000 | $0 | New |
Total filed on the 13F, all lines: $55.4B.
Portfolio Sells Q2 2025 → Q3 2025
| SUI Sun Communities Inc. | Reduce -34.1% | 2.56% | −1.31 |
| AMT American Tower Corp. | Reduce -2.9% | 4.69% | −0.95 |
| SBAC SBA Communications Corp. | Reduce -25.0% | 1.32% | −0.85 |
| COLD Americold Realty Trust Inc. | Reduce -58.3% | 0.25% | −0.59 |
| PSA Public Storage | Reduce -18.8% | 1.91% | −0.52 |
| WY Weyerhaeuser Co. | Reduce -20.5% | 1.53% | −0.50 |
| EXC Exelon Corp. | Reduce -94.3% | 0.02% | −0.29 |
| EQIX Equinix Inc. | Reduce -5.3% | 2.99% | −0.27 |
| BYD Boyd Gaming Corp. | Reduce -49.9% | 0.29% | −0.24 |
| DLR Digital Realty Trust Inc. | Reduce -0.6% | 7.40% | −0.23 |
| VICI Vici Properties Inc. | Reduce -15.8% | 1.02% | −0.21 |
| MAA Mid-America Apartment Comm | Reduce -85.8% | 0.03% | −0.21 |
| PEG Public Service Enterprise GP | Reduce -58.1% | 0.12% | −0.18 |
| DUK Duke Energy Corp. | Reduce -41.1% | 0.21% | −0.13 |
| LINE Lineage Inc. | Sold out | 0.00% | −0.12 |
| O Realty Income Corp. | Reduce -11.5% | 1.39% | −0.12 |
| PGRE Paramount Group Inc. | Reduce -59.2% | 0.09% | −0.12 |
| SPG Simon Property Group Inc. | Reduce -16.2% | 2.89% | −0.11 |
| PLD Prologis Inc. | Reduce -8.4% | 5.24% | −0.10 |
| NI Nisource Inc. | Reduce -21.6% | 0.43% | −0.09 |
| ED Consolidated Edison Inc. | Reduce -67.2% | 0.04% | −0.09 |
| AEE Ameren Corporation | Reduce -27.0% | 0.29% | −0.08 |
| TXNM TXNM Energy Inc. | Sold out | 0.00% | −0.08 |
| SO The Southern Co. | Reduce -34.0% | 0.13% | −0.06 |
| HIW Highwoods Properties Inc. | Reduce -7.7% | 0.79% | −0.06 |
| LAMR Lamar Advertising Co. Class A | Reduce -7.4% | 0.60% | −0.05 |
| EVRG Evergy Inc. | Reduce -19.4% | 0.32% | −0.05 |
| WEC WEC Energy Group Inc. | Reduce -22.4% | 0.19% | −0.04 |
| VG Venture Global Inc. Class A | Reduce -9.9% | 0.12% | −0.03 |
| HUDSON PAC PPTYS INC | Reduce -4.9% | 0.30% | −0.02 |
| ET Energy Transfer LP | Reduce -12.6% | 0.08% | −0.02 |
| HES Hess Corp. | Sold out | 0.00% | −0.02 |
| AVB Avalonbay Communities Inc. | Reduce -6.3% | 0.11% | −0.02 |
| CEG Constellation Energy | Reduce -38.9% | 0.01% | −0.01 |
| PFF iShares Preferred & Income S | Reduce -95.3% | 0.00% | −0.01 |
| KMI Kinder Morgan Inc. | Reduce -12.8% | 0.04% | −0.01 |
| CUBE Cubesmart | Sold out | 0.00% | −0.01 |
| PDX PIMCO Dynamic Income Strat | Reduce -12.8% | 0.05% | −0.01 |
| PAA Plains All Amer Pipeline LP | Reduce -7.7% | 0.04% | −0.01 |
| TSN Tyson Foods Inc. Class A | Reduce -97.2% | 0.00% | −0.01 |
| FANG Diamondback Energy Inc. | Sold out | 0.00% | −0.01 |
| VLO Valero Energy Corp. | Reduce -96.5% | 0.00% | −0.01 |
| ADM Archer-Daniels-Midland Co. | Reduce -96.0% | 0.00% | −0.01 |
| CALM Cal-Maine Foods Inc. | Sold out | 0.00% | −0.01 |
| KNTK Kinetik Holdings Inc. | Reduce -2.0% | 0.08% | −0.01 |
| PDI PIMCO Dynamic Income Fund | Reduce -14.3% | 0.04% | −0.01 |
| PPC Pilgrim's Pride Corp. | Reduce -26.4% | 0.01% | −0.01 |
| ETG Eaton Vance T/A GL DVD Incm | Reduce -39.0% | 0.01% | −0.00 |
| ARDC Ares Dynamic Credit All | Sold out | 0.00% | −0.00 |
| PSX Phillips 66 | Sold out | 0.00% | −0.00 |
Portfolio Buys Q2 2025 → Q3 2025
| BXP BXP Inc. | Add +112.6% | 1.46% | +0.83 |
| ELS Equity Lifestyle Properties | Add +721.5% | 0.92% | +0.80 |
| CTRE Caretrust REIT Inc. | Add +115.2% | 1.14% | +0.67 |
| OHI Omega Healthcare Investors | Add +78.3% | 1.31% | +0.66 |
| CCI Crown Castle Inc. | Add +18.2% | 6.24% | +0.53 |
| HST Host Hotels & Resorts Inc. | Add +8.4% | 2.64% | +0.41 |
| IRM Iron Mountain Inc. | Add +14.4% | 2.90% | +0.31 |
| OUT Outfront Media Inc. | Add +57.0% | 0.72% | +0.31 |
| NSC Norfolk Southern Corp. | Add +251.3% | 0.39% | +0.29 |
| VMRK Vivmark Residential | Add +712852.7% | 0.26% | +0.26 |
| ESS Essex Property Trust Inc. | Add +16.1% | 3.12% | +0.23 |
| SRE Sempra | Add +38.0% | 0.55% | +0.21 |
| LNT Alliant Energy Corp. | Add +169.8% | 0.31% | +0.21 |
| ATO Atmos Energy Corp. | New | 0.20% | +0.20 |
| NEE Nextera Energy Inc. | Add +13.7% | 0.98% | +0.17 |
| SR Spire Inc. | New | 0.15% | +0.15 |
| BKH Black Hills Corp. | New | 0.13% | +0.13 |
| CNP Centerpoint Energy Inc. | Add +48.4% | 0.34% | +0.12 |
| AWK American Water Works Co. Inc. | Add +152.9% | 0.18% | +0.11 |
| WMB Williams Cos Inc. | Add +18.6% | 0.65% | +0.10 |
| VTR Ventas Inc. | Add +103.5% | 0.18% | +0.10 |
| EGP Eastgroup Properties Inc. | Add +8.2% | 0.87% | +0.06 |
| ADC Agree Realty Corp. | Add +8.5% | 1.72% | +0.06 |
| ETR Entergy Corp. | Add +4.4% | 0.47% | +0.06 |
| AMH American Homes 4 Rent- A | Add +17.2% | 0.86% | +0.05 |
| UNP Union Pacific Corp. | Add +7.7% | 0.54% | +0.04 |
| D Dominion Energy Inc. | Add +8.4% | 0.33% | +0.04 |
| PDM Piedmont Realty Trust Inc. | Add +36.4% | 0.10% | +0.04 |
| NSA National Storage Affiliates | Add +207.6% | 0.05% | +0.03 |
| CVX Chevron Corp. | Add +65.8% | 0.07% | +0.03 |
| ESRT Empire State Realty Trust-A | New | 0.03% | +0.03 |
| PHM Pultegroup Inc. | Add +8019.0% | 0.03% | +0.03 |
| TRGP Targa Resources Corp. | Add +18.3% | 0.23% | +0.02 |
| VCIT Vanguard Int-Term Corporate | Add +135.8% | 0.03% | +0.02 |
| NEM Newmont Corp. | Add +16.4% | 0.04% | +0.02 |
| EPD Enterprise Products Partners | Add +162.5% | 0.03% | +0.02 |
| CURB Curbline Properties Corp. | Add +22.6% | 0.10% | +0.01 |
| PCG P G & E Corp. | Add +0.9% | 0.17% | +0.01 |
| KEX Kirby Corp. | New | 0.01% | +0.01 |
| RIO Rio Tinto PLC-Spon ADR | Add +136.7% | 0.02% | +0.01 |
| HRL Hormel Foods Corp. | New | 0.01% | +0.01 |
| EOG EOG Resources Inc. | Add +67.7% | 0.02% | +0.01 |
| PSLV Sprott Physical Silver Trust | Add +35.7% | 0.02% | +0.01 |
| CEF Sprott Physical Gold and Sil | Add +0.9% | 0.04% | +0.01 |
| DTM DT Midstream Inc. | Add +19.5% | 0.03% | +0.01 |
| WPM Wheaton Precious Metals Corp. | Add +0.8% | 0.03% | +0.01 |
| JBS JBS NV-A | Add +53.7% | 0.01% | +0.00 |
| VNQ Vanguard Real Estate ETF | Add +68.2% | 0.01% | +0.00 |
| NXT Nextpower Inc. | Add +90.2% | 0.01% | +0.00 |
| VST Vistra Corp. | Add +35.7% | 0.02% | +0.00 |
Notes & Other Activity Q2 2025 → Q3 2025
| EPR PROPERTIES (EPR 5.75 PERP C) | PFD C CV 5.75% | Sold out | 7,388 | $185Kbefore exit |
| BLACKROCK INCOME TR-RT | RIGHT 10/20/2025 | New | 15,000 | $1K |
| CLEARBRIDGE ENERGY MI-RT | RIGHT 10/10/2025 | New | 5,000 | $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 |