Cohen & Steers, Inc.
In its 13F for Q4 2025 (holdings as of December 31, 2025, filed February 13, 2026), Cohen & Steers, Inc. reported 439 stock positions worth $55.3 billion. Its top holding was Welltower (WELL) at 11.3% of the portfolio, followed by Digital Realty Trust (DLR, 7.8%) and Crown Castle (CCI, 6.4%). Compared with Q3 2025, it opened 29 new positions, sold out of 25, added to 107 and reduced 94. The biggest buy was Equinix (EQIX, shares +23%) and the biggest sale Invitation Homes (INVH, shares −20%).
- Most Recent 13F
- Q2 2026
- Location
- NEW YORK, NY
- CIK
- 0001284812
- Portfolio Value
- $55.3B (Q4 2025)
- SEC Filing
- 0001193125-26-049714 ↗ filed Feb 13, 2026
Holdings Value
Holdings 439 stocks · $55.3B
| WELL Welltower Inc. | 11.25% | 33,513,672 | $6.2B | Reduce -0.2% |
| DLR Digital Realty Trust Inc. | 7.84% | 28,001,340 | $4.3B | Add +18.0% |
| CCI Crown Castle Inc. | 6.40% | 39,790,292 | $3.5B | Add +11.0% |
| PLD Prologis Inc. | 5.46% | 23,620,909 | $3.0B | Reduce -6.8% |
| AMT American Tower Corp. | 3.97% | 12,487,087 | $2.2B | Reduce -7.5% |
| EXR Extra Space Storage Inc. | 3.76% | 15,979,424 | $2.1B | Add +13.4% |
| EQIX Equinix Inc. | 3.62% | 2,609,011 | $2.0B | Add +23.3% |
| INVH Invitation Homes Inc. | 2.85% | 56,667,424 | $1.6B | Reduce -20.1% |
| ESS Essex Property Trust Inc. | 2.84% | 5,999,830 | $1.6B | Reduce -7.2% |
| IRM Iron Mountain Inc. filed as IRON MTN INC DEL | 2.84% | 18,903,716 | $1.6B | Add +20.0% |
| HST Host Hotels & Resorts Inc. | 2.27% | 70,675,312 | $1.3B | Reduce -17.6% |
| SUI Sun Communities Inc. filed as SUN CMNTYS INC | 2.26% | 10,059,770 | $1.2B | Reduce -8.4% |
| SPG Simon Property Group Inc. | 2.13% | 6,366,263 | $1.2B | Reduce -25.5% |
| BXP BXP Inc. | 1.88% | 15,382,890 | $1.0B | Add +41.4% |
| PSA Public Storage | 1.88% | 3,993,623 | $1.0B | Add +9.3% |
| ADC Agree Realty Corp. | 1.84% | 14,094,952 | $1.0B | Add +4.8% |
| HR Healthcare Realty Trust Inc. | 1.73% | 56,305,460 | $954.4M | Add +1.3% |
| KIM Kimco Realty Corp. | 1.70% | 46,421,691 | $941.0M | Add +8.6% |
| UDR Udr Inc. | 1.61% | 24,263,583 | $890.0M | Reduce -8.6% |
| WY Weyerhaeuser Co. | 1.38% | 32,289,399 | $765.0M | Reduce -5.3% |
| SBAC SBA Communications Corp. | 1.21% | 3,448,807 | $667.1M | Reduce -8.8% |
| ELS Equity Lifestyle Properties | 1.16% | 10,614,040 | $643.3M | Add +26.9% |
| KRG Kite Realty Group Trust | 1.14% | 26,315,631 | $630.8M | Add +26.3% |
| NEE Nextera Energy Inc. | 1.08% | 7,436,767 | $597.0M | Add +3.8% |
| OHI Omega Healthcare Investors | 1.08% | 13,446,614 | $596.3M | Reduce -21.5% |
| CTRE Caretrust REIT Inc. | 1.08% | 16,476,922 | $595.9M | Reduce -9.7% |
| O Realty Income Corp. | 1.03% | 10,050,402 | $566.6M | Reduce -20.8% |
| EPRT Essential Properties Realty | 1.00% | 18,611,967 | $552.0M | Add +111.6% |
| EGP Eastgroup Properties Inc. | 0.99% | 3,063,576 | $545.7M | Add +7.0% |
| OUT Outfront Media Inc. | 0.97% | 22,314,228 | $537.8M | Add +2.2% |
| VMRK Vivmark Residential filed as EQUITY RESIDENTIAL | 0.84% | 7,405,502 | $466.9M | Add +227.7% |
| WMB Williams Cos Inc. | 0.70% | 6,428,129 | $386.4M | Add +13.4% |
| AKR Acadia Realty Trust | 0.69% | 18,652,398 | $383.1M | Reduce -0.5% |
| PACS Pacs Group Inc. | 0.66% | 9,497,777 | $364.7M | Reduce -1.1% |
| KRC Kilroy Realty Corp. | 0.65% | 9,571,519 | $357.7M | Reduce -36.8% |
| VTR Ventas Inc. | 0.64% | 4,606,355 | $356.4M | Add +228.1% |
| CZR Caesars Entertainment Inc. | 0.58% | 13,640,237 | $319.1M | Reduce -9.2% |
| HIW Highwoods Properties Inc. | 0.58% | 12,354,823 | $319.0M | Reduce -10.6% |
| GLPI Gaming and Leisure Propertie | 0.57% | 7,008,837 | $313.2M | New |
| UNP Union Pacific Corp. | 0.55% | 1,307,959 | $302.6M | Add +2.8% |
| CSX CSX Corp. | 0.54% | 8,282,107 | $300.2M | Add +1.2% |
| LAMR Lamar Advertising Co. Class A | 0.54% | 2,337,480 | $295.9M | Reduce -14.1% |
| RYN Rayonier Inc. | 0.53% | 13,548,815 | $293.3M | Add +5.6% |
| SRE Sempra | 0.52% | 3,258,074 | $287.7M | Reduce -4.3% |
| ETR Entergy Corp. | 0.48% | 2,878,982 | $266.1M | Add +2.5% |
| AMH American Homes 4 Rent- A | 0.47% | 8,161,609 | $262.0M | Reduce -43.0% |
| LNT Alliant Energy Corp. | 0.43% | 3,614,890 | $235.0M | Add +41.7% |
| NSC Norfolk Southern Corp. | 0.38% | 723,068 | $208.8M | Add +0.4% |
| DUK Duke Energy Corp. | 0.36% | 1,711,445 | $200.6M | Add +83.3% |
| NI Nisource Inc. | 0.35% | 4,604,468 | $192.3M | Reduce -15.3% |
| D Dominion Energy Inc. | 0.33% | 3,101,859 | $181.7M | Add +4.3% |
| TRGP Targa Resources Corp. | 0.31% | 925,235 | $170.7M | Add +21.0% |
| PPL PPL Corp. | 0.31% | 4,851,950 | $169.9M | Reduce -31.6% |
| EVRG Evergy Inc. | 0.28% | 2,122,228 | $153.8M | Reduce -8.2% |
| AEE Ameren Corporation | 0.28% | 1,536,838 | $153.5M | Reduce -1.3% |
| CNP Centerpoint Energy Inc. | 0.26% | 3,791,932 | $145.4M | Reduce -20.9% |
| COLD Americold Realty Trust Inc. | 0.23% | 10,011,134 | $128.8M | Reduce -13.1% |
| DTE DTE Energy Company | 0.23% | 973,829 | $125.6M | New |
| SLG SL Green Realty Corp. | 0.22% | 2,652,341 | $121.7M | New |
| FR First Industrial Realty TR | 0.21% | 2,066,795 | $118.4M | New |
| ATO Atmos Energy Corp. | 0.20% | 671,396 | $112.5M | Add +4.6% |
| PCG P G & E Corp. | 0.20% | 6,833,980 | $109.8M | Add +7.0% |
| ES Eversource Energy | 0.19% | 1,557,233 | $104.8M | New |
| VICI Vici Properties Inc. filed as VICI PPTYS INC | 0.19% | 3,669,583 | $103.2M | Reduce -78.9% |
| HPP Hudson Pacific Properties Inc. | 0.18% | 9,368,392 | $101.5M | Add +8.0% |
| BKH Black Hills Corp. | 0.17% | 1,385,759 | $96.2M | Add +17.8% |
| XEL Xcel Energy Inc. | 0.15% | 1,138,406 | $84.1M | Add +3.2% |
| BYD Boyd Gaming Corp. | 0.14% | 933,084 | $79.5M | Reduce -49.7% |
| RHP Ryman Hospitality Properties | 0.14% | 816,958 | $77.3M | Reduce -3.9% |
| NTST Netstreit Corp. | 0.14% | 4,316,894 | $76.2M | Reduce -10.9% |
| ESRT Empire State Realty Trust-A | 0.13% | 11,128,303 | $72.6M | Add +456.9% |
| GLDM SPDR Gold Minishares Trust | 0.13% | 812,077 | $69.3M | Reduce -19.5% |
| OGE Oge Energy Corp. | 0.12% | 1,603,279 | $68.5M | New |
| PEG Public Service Enterprise GP | 0.12% | 828,787 | $66.6M | No change |
| KNTK Kinetik Holdings Inc. | 0.12% | 1,843,506 | $66.5M | Add +82.5% |
| NSA National Storage Affiliates | 0.11% | 2,161,651 | $61.0M | Add +145.6% |
| AWK American Water Works Co. Inc. | 0.11% | 462,608 | $60.4M | Reduce -35.3% |
| SO The Southern Co. | 0.11% | 691,562 | $60.3M | Reduce -6.3% |
| DRH Diamondrock Hospitality Co. | 0.11% | 6,610,649 | $59.2M | New |
| LNG Cheniere Energy Inc. | 0.10% | 290,837 | $56.5M | Add +6.4% |
| PDM Piedmont Realty Trust Inc. | 0.10% | 6,698,202 | $55.9M | Add +13.8% |
| CURB Curbline Properties Corp. | 0.10% | 2,369,354 | $55.0M | Reduce -3.4% |
| ET Energy Transfer LP | 0.09% | 3,052,066 | $50.3M | Add +17.7% |
| MPLX MPLX LP | 0.09% | 880,593 | $47.0M | Add +27.4% |
| PAA Plains All Amer Pipeline LP | 0.08% | 2,502,309 | $44.9M | Add +97.9% |
| EIX Edison International | 0.07% | 669,640 | $40.2M | Add +48.5% |
| CVX Chevron Corp. | 0.06% | 225,583 | $34.4M | Reduce -4.1% |
| VG Venture Global Inc. Class A | 0.06% | 4,963,166 | $33.8M | Add +4.6% |
| VNQ Vanguard Real Estate ETF | 0.06% | 351,614 | $31.2M | Add +414.0% |
| XOM Exxon Mobil Corp. | 0.05% | 240,205 | $28.9M | Reduce -2.4% |
| PFF iShares Preferred & Income S | 0.05% | 904,077 | $28.0M | Add +12157.0% |
| CEG Constellation Energy | 0.05% | 78,382 | $27.7M | Add +232.0% |
| CEF Sprott Physical Gold and Sil | 0.05% | 598,497 | $27.4M | Add +3.5% |
| HTO H2O America | 0.05% | 544,544 | $26.7M | New |
| BG Bunge Global SA | 0.05% | 298,706 | $26.6M | Reduce -12.5% |
| OKE Oneok Inc. | 0.05% | 347,744 | $25.6M | Add +20.6% |
| ADX Adams Diversified Equity | 0.05% | 1,086,635 | $25.3M | Reduce -5.1% |
| SPSB SS SPDR P St C Corp. ETF | 0.05% | 834,847 | $25.2M | Reduce -11.3% |
| PGX Invesco Preferred ETF | 0.04% | 2,157,935 | $24.3M | Add +1881.8% |
| NEM Newmont Corp. | 0.04% | 240,830 | $24.0M | Reduce -14.9% |
Other holdings (9): bonds, preferreds, convertibles and warrants · $41.4M (not counted above)
| Security | Class | Shares / Principal | Value | Change |
|---|---|---|---|---|
| WELLS FARGO & COMPANY (WFC 7.5 PERP L) | PERP PFD CNV A | 9,386 | $11.4M | No change |
| LXP INDUSTRIAL TRUST (LXP 6.5 PERP C) | PFD CONV SER C | 231,170 | $10.9M | Reduce -0.2% |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | 252,788 | $6.3M | Reduce -7.0% |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | 96,570 | $5.7M | Reduce -0.0% |
| PEBBLEBROOK HOTEL TRUST (PEB 6.375 PERP E) | 6.375 PFD SER E | 173,531 | $3.3M | No change |
| PEBBLEBROOK HOTEL TRUST (PEB 6.3 PERP F) | 6.3 CUM PFD SR F | 93,641 | $1.8M | No change |
| 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 | $250K | No change |
| NPWR.WS Rice Acquisition Corp. II-CW | *W EXP 06/08/202 | 193,606 | $97K | No change |
Total filed on the 13F, all lines: $55.3B.
Portfolio Sells Q3 2025 → Q4 2025
| INVH Invitation Homes Inc. | Reduce -20.1% | 2.85% | −0.90 |
| VICI Vici Properties Inc. | Reduce -78.9% | 0.19% | −0.84 |
| SPG Simon Property Group Inc. | Reduce -25.5% | 2.13% | −0.76 |
| AMT American Tower Corp. | Reduce -7.5% | 3.97% | −0.72 |
| KRC Kilroy Realty Corp. | Reduce -36.8% | 0.65% | −0.51 |
| AMH American Homes 4 Rent- A | Reduce -43.0% | 0.47% | −0.39 |
| HST Host Hotels & Resorts Inc. | Reduce -17.6% | 2.27% | −0.37 |
| O Realty Income Corp. | Reduce -20.8% | 1.03% | −0.37 |
| SUI Sun Communities Inc. | Reduce -8.4% | 2.26% | −0.30 |
| ESS Essex Property Trust Inc. | Reduce -7.2% | 2.84% | −0.28 |
| OHI Omega Healthcare Investors | Reduce -21.5% | 1.08% | −0.23 |
| HIW Highwoods Properties Inc. | Reduce -10.6% | 0.58% | −0.22 |
| WEC WEC Energy Group Inc. | Sold out | 0.00% | −0.19 |
| UDR Udr Inc. | Reduce -8.6% | 1.61% | −0.17 |
| PPL PPL Corp. | Reduce -31.6% | 0.31% | −0.17 |
| CZR Caesars Entertainment Inc. | Reduce -9.2% | 0.58% | −0.16 |
| SR Spire Inc. | Sold out | 0.00% | −0.15 |
| BYD Boyd Gaming Corp. | Reduce -49.7% | 0.14% | −0.15 |
| WY Weyerhaeuser Co. | Reduce -5.3% | 1.38% | −0.14 |
| SBAC SBA Communications Corp. | Reduce -8.8% | 1.21% | −0.11 |
| PGRE Paramount Group Inc. | Sold out | 0.00% | −0.09 |
| NI Nisource Inc. | Reduce -15.3% | 0.35% | −0.08 |
| AVB Avalonbay Communities Inc. | Reduce -70.3% | 0.03% | −0.08 |
| CNP Centerpoint Energy Inc. | Reduce -20.9% | 0.26% | −0.07 |
| AWK American Water Works Co. Inc. | Reduce -35.3% | 0.11% | −0.07 |
| LAMR Lamar Advertising Co. Class A | Reduce -14.1% | 0.54% | −0.07 |
| CTRE Caretrust REIT Inc. | Reduce -9.7% | 1.08% | −0.06 |
| EVRG Evergy Inc. | Reduce -8.2% | 0.28% | −0.04 |
| VCIT Vanguard Int-Term Corporate | Sold out | 0.00% | −0.03 |
| SRE Sempra | Reduce -4.3% | 0.52% | −0.03 |
| MAA Mid-America Apartment Comm | Reduce -99.9% | 0.00% | −0.03 |
| MPC Marathon Petroleum Corp. | Reduce -97.2% | 0.00% | −0.03 |
| PHM Pultegroup Inc. | Reduce -98.7% | 0.00% | −0.03 |
| TECK Teck Resources Ltd.-CLS B | Reduce -92.3% | 0.00% | −0.02 |
| COLD Americold Realty Trust Inc. | Reduce -13.1% | 0.23% | −0.02 |
| NTST Netstreit Corp. | Reduce -10.9% | 0.14% | −0.02 |
| EOG EOG Resources Inc. | Reduce -99.0% | 0.00% | −0.02 |
| IAU iShares Gold Trust | Reduce -48.9% | 0.03% | −0.02 |
| EXC Exelon Corp. | Sold out | 0.00% | −0.02 |
| SO The Southern Co. | Reduce -6.3% | 0.11% | −0.02 |
| EXE Expand Energy Corp. | Reduce -70.0% | 0.01% | −0.02 |
| AEE Ameren Corporation | Reduce -1.3% | 0.28% | −0.02 |
| PDX PIMCO Dynamic Income Strat | Reduce -8.6% | 0.03% | −0.01 |
| GLDM SPDR Gold Minishares Trust | Reduce -19.5% | 0.13% | −0.01 |
| SPY SS SPDR S&P 500 ETF Trust-US | Reduce -41.2% | 0.02% | −0.01 |
| KEX Kirby Corp. | Sold out | 0.00% | −0.01 |
| HRL Hormel Foods Corp. | Sold out | 0.00% | −0.01 |
| VST Vistra Corp. | Reduce -34.2% | 0.01% | −0.01 |
| CSTM Constellium SE | Sold out | 0.00% | −0.01 |
| AEM Agnico Eagle Mines Ltd. | Reduce -18.2% | 0.03% | −0.01 |
Portfolio Buys Q3 2025 → Q4 2025
| EQIX Equinix Inc. | Add +23.3% | 3.62% | +0.62 |
| VMRK Vivmark Residential | Add +227.7% | 0.84% | +0.58 |
| GLPI Gaming and Leisure Propertie | New | 0.57% | +0.57 |
| EPRT Essential Properties Realty | Add +111.6% | 1.00% | +0.53 |
| VTR Ventas Inc. | Add +228.1% | 0.64% | +0.47 |
| DLR Digital Realty Trust Inc. | Add +18.0% | 7.84% | +0.43 |
| BXP BXP Inc. | Add +41.4% | 1.88% | +0.42 |
| KRG Kite Realty Group Trust | Add +26.3% | 1.14% | +0.30 |
| OUT Outfront Media Inc. | Add +2.2% | 0.97% | +0.25 |
| ELS Equity Lifestyle Properties | Add +26.9% | 1.16% | +0.25 |
| DTE DTE Energy Company | New | 0.23% | +0.23 |
| SLG SL Green Realty Corp. | New | 0.22% | +0.22 |
| FR First Industrial Realty TR | New | 0.21% | +0.21 |
| ES Eversource Energy | New | 0.19% | +0.19 |
| EXR Extra Space Storage Inc. | Add +13.4% | 3.76% | +0.18 |
| CCI Crown Castle Inc. | Add +11.0% | 6.40% | +0.16 |
| DUK Duke Energy Corp. | Add +83.3% | 0.36% | +0.15 |
| OGE Oge Energy Corp. | New | 0.12% | +0.12 |
| LNT Alliant Energy Corp. | Add +41.7% | 0.43% | +0.11 |
| ADC Agree Realty Corp. | Add +4.8% | 1.84% | +0.11 |
| EGP Eastgroup Properties Inc. | Add +7.0% | 0.99% | +0.11 |
| DRH Diamondrock Hospitality Co. | New | 0.11% | +0.11 |
| NEE Nextera Energy Inc. | Add +3.8% | 1.08% | +0.10 |
| ESRT Empire State Realty Trust-A | Add +456.9% | 0.13% | +0.10 |
| TRGP Targa Resources Corp. | Add +21.0% | 0.31% | +0.08 |
| NSA National Storage Affiliates | Add +145.6% | 0.11% | +0.06 |
| WMB Williams Cos Inc. | Add +13.4% | 0.70% | +0.05 |
| PFF iShares Preferred & Income S | Add +12157.0% | 0.05% | +0.05 |
| HTO H2O America | New | 0.05% | +0.05 |
| VNQ Vanguard Real Estate ETF | Add +414.0% | 0.06% | +0.05 |
| BKH Black Hills Corp. | Add +17.8% | 0.17% | +0.04 |
| PAA Plains All Amer Pipeline LP | Add +97.9% | 0.08% | +0.04 |
| KNTK Kinetik Holdings Inc. | Add +82.5% | 0.12% | +0.04 |
| PGX Invesco Preferred ETF | Add +1881.8% | 0.04% | +0.04 |
| CEG Constellation Energy | Add +232.0% | 0.05% | +0.04 |
| EIX Edison International | Add +48.5% | 0.07% | +0.03 |
| CSIO C&S Infra Opp Active ETF | New | 0.03% | +0.03 |
| CSSD C&S SD Pref & Inc. Active ETF | New | 0.03% | +0.03 |
| B Barrick Mining Corp. | New | 0.02% | +0.02 |
| PCG P G & E Corp. | Add +7.0% | 0.20% | +0.02 |
| MPLX MPLX LP | Add +27.4% | 0.09% | +0.02 |
| COP Conocophillips | Add +245.8% | 0.03% | +0.02 |
| FCX Freeport-McMoran Inc. | Add +462.5% | 0.03% | +0.02 |
| CSX CSX Corp. | Add +1.2% | 0.54% | +0.02 |
| VLO Valero Energy Corp. | Add +6362.1% | 0.02% | +0.02 |
| KIM Kimco Realty Corp. | Add +8.6% | 1.70% | +0.02 |
| SITC Site Centers Corp. | Add +129.8% | 0.03% | +0.01 |
| CEF Sprott Physical Gold and Sil | Add +3.5% | 0.05% | +0.01 |
| PSLV Sprott Physical Silver Trust | Add +9.2% | 0.03% | +0.01 |
| ET Energy Transfer LP | Add +17.7% | 0.09% | +0.01 |
Notes & Other Activity Q3 2025 → Q4 2025
| LXP INDUSTRIAL TRUST (LXP 6.5 PERP C) | PFD CONV SER C | Reduce -0.2% | 231,170 | $10.9M |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | Reduce -7.0% | 252,788 | $6.3M |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | Reduce -0.0% | 96,570 | $5.7M |
| BLACKROCK INCOME TR-RT | RIGHT 10/20/2025 | Sold out | 15,000 | $1Kbefore exit |
| CLEARBRIDGE ENERGY MI-RT | RIGHT 10/10/2025 | Sold out | 5,000 | $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 |