Cohen & Steers, Inc.
In its 13F for Q1 2026 (holdings as of March 31, 2026, filed May 15, 2026), Cohen & Steers, Inc. reported 432 stock positions worth $57.5 billion. Its top holding was Welltower (WELL) at 12.3% of the portfolio, followed by Digital Realty Trust (DLR, 8.8%) and Crown Castle (CCI, 5.7%). Compared with Q4 2025, it opened 34 new positions, sold out of 41, added to 148 and reduced 99. The biggest buy was Equinix (EQIX, shares +9%) and the biggest sale Invitation Homes (INVH, shares −38%).
- Most Recent 13F
- Q2 2026
- Location
- NEW YORK, NY
- CIK
- 0001284812
- Portfolio Value
- $57.5B (Q1 2026)
- SEC Filing
- 0001193125-26-225177 ↗ filed May 15, 2026
Holdings Value
Holdings 432 stocks · $57.5B
| WELL Welltower Inc. | 12.32% | 35,845,277 | $7.1B | Add +7.0% |
| DLR Digital Realty Trust Inc. | 8.83% | 28,177,457 | $5.1B | Add +0.6% |
| CCI Crown Castle Inc. | 5.70% | 40,364,357 | $3.3B | Add +1.4% |
| PLD Prologis Inc. | 5.35% | 23,288,074 | $3.1B | Reduce -1.4% |
| EQIX Equinix Inc. | 4.82% | 2,831,410 | $2.8B | Add +8.5% |
| AMT American Tower Corp. | 3.79% | 12,619,866 | $2.2B | Add +1.1% |
| EXR Extra Space Storage Inc. | 3.74% | 16,412,456 | $2.2B | Add +2.7% |
| IRM Iron Mountain Inc. filed as IRON MTN INC DEL | 2.87% | 16,169,341 | $1.7B | Reduce -14.5% |
| SUI Sun Communities Inc. filed as SUN CMNTYS INC | 2.64% | 12,063,415 | $1.5B | Add +19.9% |
| ADC Agree Realty Corp. | 2.34% | 17,864,344 | $1.3B | Add +26.7% |
| KIM Kimco Realty Corp. | 2.10% | 53,713,713 | $1.2B | Add +15.7% |
| PSA Public Storage | 2.08% | 4,409,277 | $1.2B | Add +10.4% |
| ESS Essex Property Trust Inc. | 2.04% | 4,843,126 | $1.2B | Reduce -19.3% |
| SPG Simon Property Group Inc. | 1.91% | 5,882,007 | $1.1B | Reduce -7.6% |
| BXP BXP Inc. | 1.88% | 20,849,327 | $1.1B | Add +35.5% |
| HST Host Hotels & Resorts Inc. | 1.84% | 55,124,367 | $1.1B | Reduce -22.0% |
| EPRT Essential Properties Realty | 1.56% | 29,607,357 | $898.9M | Add +59.1% |
| HR Healthcare Realty Trust Inc. | 1.55% | 52,446,482 | $891.1M | Reduce -6.8% |
| INVH Invitation Homes Inc. | 1.52% | 35,178,976 | $874.2M | Reduce -37.9% |
| UDR Udr Inc. | 1.22% | 20,765,298 | $701.5M | Reduce -14.4% |
| ELS Equity Lifestyle Properties | 1.20% | 11,031,032 | $688.6M | Add +3.9% |
| EGP Eastgroup Properties Inc. | 1.18% | 3,667,151 | $678.8M | Add +19.7% |
| NEE Nextera Energy Inc. | 1.12% | 6,936,849 | $644.3M | Reduce -6.7% |
| KRG Kite Realty Group Trust | 1.11% | 26,005,377 | $638.4M | Reduce -1.2% |
| OUT Outfront Media Inc. | 0.99% | 21,519,564 | $570.3M | Reduce -3.6% |
| SBAC SBA Communications Corp. | 0.94% | 3,133,241 | $539.3M | Reduce -9.2% |
| OHI Omega Healthcare Investors | 0.91% | 11,977,541 | $524.9M | Reduce -10.9% |
| VTR Ventas Inc. | 0.85% | 6,005,439 | $491.1M | Add +30.4% |
| WMB Williams Cos Inc. | 0.83% | 6,578,577 | $478.8M | Add +2.3% |
| WY Weyerhaeuser Co. | 0.82% | 19,275,260 | $470.9M | Reduce -40.3% |
| RYN Rayonier Inc. | 0.78% | 21,691,004 | $447.3M | Add +60.1% |
| CTRE Caretrust REIT Inc. | 0.76% | 11,983,376 | $439.2M | Reduce -27.3% |
| O Realty Income Corp. | 0.71% | 6,663,458 | $407.7M | Reduce -33.7% |
| VMRK Vivmark Residential filed as EQUITY RESIDENTIAL | 0.66% | 6,451,417 | $381.6M | Reduce -12.9% |
| GLPI Gaming and Leisure Propertie | 0.63% | 8,207,449 | $364.2M | Add +17.1% |
| ETR Entergy Corp. | 0.59% | 3,038,377 | $341.4M | Add +5.5% |
| CSX CSX Corp. | 0.59% | 8,229,214 | $337.8M | Reduce -0.6% |
| UNP Union Pacific Corp. | 0.57% | 1,342,825 | $325.8M | Add +2.7% |
| CZR Caesars Entertainment Inc. | 0.56% | 12,212,160 | $322.8M | Reduce -10.5% |
| SRE Sempra | 0.56% | 3,319,062 | $322.5M | Add +1.9% |
| AKR Acadia Realty Trust | 0.54% | 16,267,828 | $311.0M | Reduce -12.8% |
| LAMR Lamar Advertising Co. Class A | 0.53% | 2,410,089 | $305.3M | Add +3.1% |
| PACS Pacs Group Inc. | 0.51% | 9,123,136 | $293.0M | Reduce -3.9% |
| NTST Netstreit Corp. | 0.48% | 14,800,212 | $278.7M | Add +242.8% |
| HIW Highwoods Properties Inc. | 0.46% | 12,410,383 | $265.7M | Add +0.5% |
| TRGP Targa Resources Corp. | 0.45% | 1,033,297 | $259.1M | Add +11.7% |
| LNT Alliant Energy Corp. | 0.41% | 3,276,260 | $235.1M | Reduce -9.4% |
| KRC Kilroy Realty Corp. | 0.39% | 7,945,504 | $224.1M | Reduce -17.0% |
| NI Nisource Inc. | 0.38% | 4,697,973 | $219.2M | Add +2.0% |
| NSC Norfolk Southern Corp. | 0.37% | 744,140 | $213.6M | Add +2.9% |
| DUK Duke Energy Corp. | 0.37% | 1,614,973 | $211.5M | Reduce -5.6% |
| BYD Boyd Gaming Corp. | 0.35% | 2,470,510 | $203.0M | Add +164.8% |
| AEE Ameren Corporation | 0.35% | 1,828,297 | $201.0M | Add +19.0% |
| EVRG Evergy Inc. | 0.31% | 2,169,187 | $177.7M | Add +2.2% |
| NSA National Storage Affiliates | 0.29% | 4,494,564 | $169.6M | Add +107.9% |
| FR First Industrial Realty TR | 0.27% | 2,729,198 | $157.9M | Add +32.0% |
| PCG P G & E Corp. | 0.26% | 8,544,515 | $150.1M | Add +25.0% |
| XEL Xcel Energy Inc. | 0.26% | 1,863,026 | $148.0M | Add +63.6% |
| ATO Atmos Energy Corp. | 0.26% | 800,246 | $147.8M | Add +19.2% |
| DTE DTE Energy Company | 0.26% | 1,004,636 | $146.9M | Add +3.2% |
| CNP Centerpoint Energy Inc. | 0.24% | 3,236,906 | $139.7M | Reduce -14.6% |
| SLG SL Green Realty Corp. | 0.24% | 3,714,293 | $137.2M | Add +40.0% |
| D Dominion Energy Inc. | 0.21% | 1,952,024 | $120.7M | Reduce -37.1% |
| GLDM SPDR Gold Minishares Trust | 0.18% | 1,117,518 | $103.6M | Add +37.6% |
| OGE Oge Energy Corp. | 0.17% | 2,016,779 | $96.7M | Add +25.8% |
| HTO H2O America | 0.16% | 1,607,964 | $94.3M | Add +195.3% |
| DRH Diamondrock Hospitality Co. | 0.16% | 10,029,993 | $94.0M | Add +51.7% |
| ES Eversource Energy | 0.16% | 1,345,893 | $93.2M | Reduce -13.6% |
| PPL PPL Corp. | 0.16% | 2,411,409 | $92.1M | Reduce -50.3% |
| BKH Black Hills Corp. | 0.15% | 1,268,274 | $88.0M | Reduce -8.5% |
| VG Venture Global Inc. Class A | 0.14% | 5,008,244 | $78.9M | Add +0.9% |
| CURB Curbline Properties Corp. | 0.13% | 2,988,720 | $77.1M | Add +26.1% |
| RHP Ryman Hospitality Properties | 0.13% | 792,215 | $73.1M | Reduce -3.0% |
| KNTK Kinetik Holdings Inc. | 0.13% | 1,494,165 | $72.3M | Reduce -18.9% |
| ET Energy Transfer LP | 0.12% | 3,550,610 | $68.5M | Add +16.3% |
| PEG Public Service Enterprise GP | 0.12% | 828,787 | $67.1M | No change |
| SO The Southern Co. | 0.12% | 691,562 | $66.8M | No change |
| LNG Cheniere Energy Inc. | 0.11% | 225,694 | $64.0M | Reduce -22.4% |
| XOM Exxon Mobil Corp. | 0.10% | 345,690 | $58.6M | Add +43.9% |
| HPP Hudson Pacific Properties Inc. | 0.10% | 9,643,541 | $57.0M | Add +2.9% |
| ESRT Empire State Realty Trust-A | 0.10% | 10,558,673 | $54.9M | Reduce -5.1% |
| MPLX MPLX LP | 0.09% | 929,751 | $53.1M | Add +5.6% |
| EIX Edison International | 0.09% | 669,640 | $49.0M | No change |
| PDM Piedmont Realty Trust Inc. | 0.08% | 7,427,057 | $48.8M | Add +10.9% |
| KMI Kinder Morgan Inc. | 0.08% | 1,346,161 | $45.1M | Add +68.8% |
| PAA Plains All Amer Pipeline LP | 0.08% | 1,979,254 | $44.2M | Reduce -20.9% |
| SWX Southwest Gas Holdings Inc. | 0.07% | 462,720 | $40.2M | New |
| AWK American Water Works Co. Inc. | 0.06% | 260,526 | $35.5M | Reduce -43.7% |
| COP Conocophillips | 0.06% | 266,504 | $35.2M | Add +46.0% |
| VICI Vici Properties Inc. filed as VICI PPTYS INC | 0.06% | 1,165,909 | $31.9M | Reduce -68.2% |
| OKE Oneok Inc. | 0.05% | 337,066 | $30.5M | Reduce -3.1% |
| NFG National Fuel Gas Co. | 0.05% | 310,177 | $29.1M | Add +1181.7% |
| BG Bunge Global SA | 0.05% | 223,398 | $28.4M | Reduce -25.2% |
| ADX Adams Diversified Equity | 0.04% | 1,121,635 | $24.6M | Add +3.2% |
| PDI PIMCO Dynamic Income Fund | 0.04% | 1,426,864 | $24.4M | Add +21.1% |
| BCAT BlackRock Capital Alloc TR | 0.04% | 1,647,657 | $23.3M | Add +0.9% |
| PDX PIMCO Dynamic Income Strat | 0.04% | 1,021,789 | $22.5M | Add +6.1% |
| CSNR C&S Nat Resources Active ETF | 0.04% | 585,000 | $22.0M | Add +0.9% |
| SFD Smithfield Foods Inc. | 0.04% | 778,858 | $21.8M | Add +11.5% |
| NTR Nutrien Ltd. | 0.04% | 277,971 | $21.0M | Add +18.3% |
Other holdings (10): bonds, preferreds, convertibles and warrants · $39.1M (not counted above)
| Security | Class | Shares / Principal | Value | Change |
|---|---|---|---|---|
| WELLS FARGO & COMPANY (WFC 7.5 PERP L) | PERP PFD CNV A | 9,386 | $10.8M | No change |
| LXP INDUSTRIAL TRUST (LXP 6.5 PERP C) | PFD CONV SER C | 231,170 | $10.6M | No change |
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | 248,289 | $6.0M | Reduce -1.8% |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | 76,459 | $4.6M | Reduce -20.8% |
| PEBBLEBROOK HOTEL TRUST (PEB 6.375 PERP E) | 6.375 PFD SER E | 169,066 | $3.2M | Reduce -2.6% |
| 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 | $238K | No change |
| NPWR.WS Rice Acquisition Corp. II-CW | *W EXP 06/08/202 | 193,606 | $52K | No change |
| GABELLI EQUITY TRUST-RT | RIGHT 04/14/2026 | 280,000 | $2K | New |
Total filed on the 13F, all lines: $57.6B.
Portfolio Sells Q4 2025 → Q1 2026
| INVH Invitation Homes Inc. | Reduce -37.9% | 1.52% | −1.33 |
| ESS Essex Property Trust Inc. | Reduce -19.3% | 2.04% | −0.80 |
| WY Weyerhaeuser Co. | Reduce -40.3% | 0.82% | −0.57 |
| AMH American Homes 4 Rent- A | Reduce -100.0% | 0.00% | −0.47 |
| HST Host Hotels & Resorts Inc. | Reduce -22.0% | 1.84% | −0.43 |
| UDR Udr Inc. | Reduce -14.4% | 1.22% | −0.39 |
| O Realty Income Corp. | Reduce -33.7% | 0.71% | −0.32 |
| CTRE Caretrust REIT Inc. | Reduce -27.3% | 0.76% | −0.31 |
| SBAC SBA Communications Corp. | Reduce -9.2% | 0.94% | −0.27 |
| KRC Kilroy Realty Corp. | Reduce -17.0% | 0.39% | −0.26 |
| COLD Americold Realty Trust Inc. | Reduce -100.0% | 0.00% | −0.23 |
| SPG Simon Property Group Inc. | Reduce -7.6% | 1.91% | −0.23 |
| VMRK Vivmark Residential | Reduce -12.9% | 0.66% | −0.18 |
| HR Healthcare Realty Trust Inc. | Reduce -6.8% | 1.55% | −0.18 |
| OHI Omega Healthcare Investors | Reduce -10.9% | 0.91% | −0.17 |
| AKR Acadia Realty Trust | Reduce -12.8% | 0.54% | −0.15 |
| PACS Pacs Group Inc. | Reduce -3.9% | 0.51% | −0.15 |
| PPL PPL Corp. | Reduce -50.3% | 0.16% | −0.15 |
| VICI Vici Properties Inc. | Reduce -68.2% | 0.06% | −0.13 |
| D Dominion Energy Inc. | Reduce -37.1% | 0.21% | −0.12 |
| PLD Prologis Inc. | Reduce -1.4% | 5.35% | −0.11 |
| CVX Chevron Corp. | Reduce -95.6% | 0.00% | −0.06 |
| PFF iShares Preferred & Income S | Reduce -93.7% | 0.00% | −0.05 |
| AWK American Water Works Co. Inc. | Reduce -43.7% | 0.06% | −0.05 |
| VNQ Vanguard Real Estate ETF | Reduce -82.5% | 0.01% | −0.05 |
| ED Consolidated Edison Inc. | Reduce -99.5% | 0.00% | −0.04 |
| PGX Invesco Preferred ETF | Reduce -86.0% | 0.01% | −0.04 |
| ESRT Empire State Realty Trust-A | Reduce -5.1% | 0.10% | −0.04 |
| DTM DT Midstream Inc. | Reduce -90.7% | 0.00% | −0.03 |
| KRG Kite Realty Group Trust | Reduce -1.2% | 1.11% | −0.03 |
| PHYS Sprott Physical Gold Trust | Sold out | 0.00% | −0.03 |
| SITC Site Centers Corp. | Reduce -96.8% | 0.00% | −0.03 |
| WPM Wheaton Precious Metals Corp. | Reduce -94.2% | 0.00% | −0.03 |
| PSLV Sprott Physical Silver Trust | Sold out | 0.00% | −0.03 |
| ES Eversource Energy | Reduce -13.6% | 0.16% | −0.03 |
| CEF Sprott Physical Gold and Sil | Reduce -43.4% | 0.03% | −0.02 |
| BKH Black Hills Corp. | Reduce -8.5% | 0.15% | −0.02 |
| CNP Centerpoint Energy Inc. | Reduce -14.6% | 0.24% | −0.02 |
| CSRE C&S Real Estate Active ETF | Reduce -49.7% | 0.02% | −0.02 |
| LNT Alliant Energy Corp. | Reduce -9.4% | 0.41% | −0.02 |
| CZR Caesars Entertainment Inc. | Reduce -10.5% | 0.56% | −0.02 |
| SPSB SS SPDR P St C Corp. ETF | Reduce -32.2% | 0.03% | −0.02 |
| SPY SS SPDR S&P 500 ETF Trust-US | Reduce -83.0% | 0.00% | −0.02 |
| CEG Constellation Energy | Reduce -6.0% | 0.04% | −0.01 |
| RHP Ryman Hospitality Properties | Reduce -3.0% | 0.13% | −0.01 |
| NEM Newmont Corp. | Reduce -25.6% | 0.03% | −0.01 |
| CF CF Industries Holdings Inc. | Sold out | 0.00% | −0.01 |
| BRK.B Berkshire Hathaway Inc. Class B | Reduce -90.0% | 0.00% | −0.01 |
| TSN Tyson Foods Inc. Class A | Reduce -97.5% | 0.00% | −0.01 |
| EXE Expand Energy Corp. | Sold out | 0.00% | −0.01 |
Portfolio Buys Q4 2025 → Q1 2026
| EQIX Equinix Inc. | Add +8.5% | 4.82% | +1.21 |
| WELL Welltower Inc. | Add +7.0% | 12.32% | +1.06 |
| DLR Digital Realty Trust Inc. | Add +0.6% | 8.83% | +0.99 |
| EPRT Essential Properties Realty | Add +59.1% | 1.56% | +0.56 |
| ADC Agree Realty Corp. | Add +26.7% | 2.34% | +0.50 |
| KIM Kimco Realty Corp. | Add +15.7% | 2.10% | +0.40 |
| SUI Sun Communities Inc. | Add +19.9% | 2.64% | +0.39 |
| NTST Netstreit Corp. | Add +242.8% | 0.48% | +0.35 |
| RYN Rayonier Inc. | Add +60.1% | 0.78% | +0.25 |
| BYD Boyd Gaming Corp. | Add +164.8% | 0.35% | +0.21 |
| VTR Ventas Inc. | Add +30.4% | 0.85% | +0.21 |
| PSA Public Storage | Add +10.4% | 2.08% | +0.20 |
| EGP Eastgroup Properties Inc. | Add +19.7% | 1.18% | +0.19 |
| NSA National Storage Affiliates | Add +107.9% | 0.29% | +0.18 |
| TRGP Targa Resources Corp. | Add +11.7% | 0.45% | +0.14 |
| WMB Williams Cos Inc. | Add +2.3% | 0.83% | +0.13 |
| HTO H2O America | Add +195.3% | 0.16% | +0.12 |
| ETR Entergy Corp. | Add +5.5% | 0.59% | +0.11 |
| XEL Xcel Energy Inc. | Add +63.6% | 0.26% | +0.11 |
| VG Venture Global Inc. Class A | Add +0.9% | 0.14% | +0.08 |
| AEE Ameren Corporation | Add +19.0% | 0.35% | +0.07 |
| SWX Southwest Gas Holdings Inc. | New | 0.07% | +0.07 |
| GLPI Gaming and Leisure Propertie | Add +17.1% | 0.63% | +0.07 |
| PCG P G & E Corp. | Add +25.0% | 0.26% | +0.06 |
| FR First Industrial Realty TR | Add +32.0% | 0.27% | +0.06 |
| DRH Diamondrock Hospitality Co. | Add +51.7% | 0.16% | +0.06 |
| GLDM SPDR Gold Minishares Trust | Add +37.6% | 0.18% | +0.05 |
| ATO Atmos Energy Corp. | Add +19.2% | 0.26% | +0.05 |
| XOM Exxon Mobil Corp. | Add +43.9% | 0.10% | +0.05 |
| NFG National Fuel Gas Co. | Add +1181.7% | 0.05% | +0.05 |
| OGE Oge Energy Corp. | Add +25.8% | 0.17% | +0.04 |
| SRE Sempra | Add +1.9% | 0.56% | +0.04 |
| KMI Kinder Morgan Inc. | Add +68.8% | 0.08% | +0.04 |
| CURB Curbline Properties Corp. | Add +26.1% | 0.13% | +0.03 |
| SUNC Sunococorp LLC | New | 0.03% | +0.03 |
| APC Arko Petroleum Corp. | New | 0.03% | +0.03 |
| NI Nisource Inc. | Add +2.0% | 0.38% | +0.03 |
| ELS Equity Lifestyle Properties | Add +3.9% | 1.20% | +0.03 |
| EVRG Evergy Inc. | Add +2.2% | 0.31% | +0.03 |
| COP Conocophillips | Add +46.0% | 0.06% | +0.03 |
| DTE DTE Energy Company | Add +3.2% | 0.26% | +0.03 |
| ET Energy Transfer LP | Add +16.3% | 0.12% | +0.03 |
| FNV Franco-Nevada Corp. | New | 0.02% | +0.02 |
| SLB SLB Ltd. | New | 0.02% | +0.02 |
| UNP Union Pacific Corp. | Add +2.7% | 0.57% | +0.02 |
| SLG SL Green Realty Corp. | Add +40.0% | 0.24% | +0.02 |
| NNN NNN REIT Inc. | New | 0.02% | +0.02 |
| PBR Petroleo Brasileiro-Spon ADR | Add +105.7% | 0.02% | +0.02 |
| SLV iShares Silver Trust | Add +354.8% | 0.02% | +0.01 |
| AR Antero Resources Corp. | New | 0.01% | +0.01 |
Notes & Other Activity Q4 2025 → Q1 2026
| RLJ LODGING TRUST (RLJ 1.95 PERP A) | CUM CONV PFD A | Reduce -1.8% | 248,289 | $6.0M |
| KIMCO REALTY CORP (KIM 7.25 PERP N) | DP CV CL N 7.25% | Reduce -20.8% | 76,459 | $4.6M |
| PEBBLEBROOK HOTEL TRUST (PEB 6.375 PERP E) | 6.375 PFD SER E | Reduce -2.6% | 169,066 | $3.2M |
| GABELLI EQUITY TRUST-RT | RIGHT 04/14/2026 | New | 280,000 | $2K |
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 |