Duff & Phelps Investment Management Co.
In its 13F for Q3 2024 (holdings as of September 30, 2024, filed November 15, 2024), Duff & Phelps Investment Management Co. reported 156 stock positions worth $8.7 billion. Its top holding was Equinix (EQIX) at 4.3% of the portfolio, followed by Prologis (PLD, 4.2%) and Welltower (WELL, 3.7%). Compared with Q2 2024, it opened 4 new positions, sold out of 77, added to 62 and reduced 68. The biggest buy was a new position in Essential Properties Realty (EPRT) and the biggest sale an exit from iShares Core S&P Total U.S. (ITOT).
- Most Recent 13F
- Q2 2026
- Location
- CHICAGO, IL
- CIK
- 0000765443
- Portfolio Value
- $8.7B (Q3 2024)
- SEC Filing
- 0001140361-24-047052 ↗ filed Nov 15, 2024
Holdings Value
Holdings 156 stocks · $8.7B
| EQIX Equinix Inc. | 4.33% | 424,535 | $376.8M | Add +14.9% |
| PLD Prologis Inc. | 4.23% | 2,916,851 | $368.3M | Add +1.8% |
| WELL Welltower Inc. | 3.73% | 2,537,296 | $324.9M | Add +3.7% |
| AMT American Tower Corp. | 2.44% | 913,089 | $212.3M | Reduce -7.4% |
| DLR Digital Realty Trust Inc. | 2.39% | 1,285,883 | $208.1M | Add +16.5% |
| PSA Public Storage | 2.32% | 555,200 | $202.0M | Reduce -6.1% |
| NEE Nextera Energy Inc. | 2.29% | 2,359,401 | $199.4M | Add +0.1% |
| AVB Avalonbay Communities Inc. | 2.22% | 857,241 | $193.1M | Add +4.1% |
| SPG Simon Property Group Inc. | 2.22% | 1,142,010 | $193.0M | Add +6.9% |
| VTR Ventas Inc. | 2.10% | 2,846,556 | $182.5M | Reduce -7.1% |
| SRE Sempra | 1.86% | 1,939,311 | $162.2M | Reduce -1.5% |
| IRM Iron Mountain Inc. filed as IRON MTN INC DEL | 1.69% | 1,240,606 | $147.4M | Reduce -4.5% |
| CNP Centerpoint Energy Inc. | 1.69% | 5,009,756 | $147.4M | Add +5.2% |
| SO The Southern Co. | 1.66% | 1,600,718 | $144.4M | Reduce -13.7% |
| AMH American Homes 4 Rent- A | 1.57% | 3,552,301 | $136.4M | Add +5.9% |
| NI Nisource Inc. | 1.55% | 3,899,976 | $135.1M | Reduce -3.3% |
| AEE Ameren Corporation | 1.52% | 1,511,505 | $132.2M | Reduce -4.0% |
| WEC WEC Energy Group Inc. | 1.51% | 1,365,851 | $131.4M | Add +11.7% |
| XEL Xcel Energy Inc. | 1.48% | 1,976,451 | $129.1M | No change |
| LNG Cheniere Energy Inc. | 1.46% | 705,232 | $126.8M | Reduce -10.3% |
| BRX Brixmor Property Group Inc. | 1.39% | 4,356,079 | $121.4M | Reduce -2.5% |
| ATO Atmos Energy Corp. | 1.36% | 854,539 | $118.5M | Reduce -7.3% |
| CUBE Cubesmart | 1.36% | 2,201,129 | $118.5M | Add +2.0% |
| DTE DTE Energy Company | 1.34% | 907,345 | $116.5M | Add +3.5% |
| LNT Alliant Energy Corp. | 1.32% | 1,887,047 | $114.5M | Reduce -7.1% |
| EVRG Evergy Inc. | 1.30% | 1,822,647 | $113.0M | Add +16.4% |
| CMS CMS Energy Corp. | 1.25% | 1,542,667 | $109.0M | Reduce -4.5% |
| CCI Crown Castle Inc. | 1.22% | 894,838 | $106.2M | Reduce -4.8% |
| REXR Rexford Industrial Realty Inc. | 1.20% | 2,073,135 | $104.3M | Reduce -0.9% |
| KIM Kimco Realty Corp. | 1.17% | 4,384,928 | $101.8M | Reduce -1.0% |
| WTRG Essential Utilities Inc. | 1.12% | 2,531,297 | $97.6M | Add +4.2% |
| WMB Williams Cos Inc. | 1.12% | 2,126,055 | $97.1M | Reduce -0.1% |
| ETR Entergy Corp. | 1.09% | 719,425 | $94.7M | Reduce -11.0% |
| OKE Oneok Inc. | 1.07% | 1,017,727 | $92.7M | Reduce -3.3% |
| ESS Essex Property Trust Inc. | 1.05% | 310,645 | $91.8M | Reduce -14.2% |
| PEG Public Service Enterprise GP | 1.03% | 1,006,370 | $89.8M | Reduce -30.3% |
| TRGP Targa Resources Corp. | 1.03% | 604,644 | $89.5M | Reduce -26.1% |
| MPLX MPLX LP | 0.99% | 1,933,486 | $86.0M | Add +4.9% |
| TRP TC Energy Corp. | 0.96% | 1,763,915 | $83.9M | Add +70.7% |
| SUI Sun Communities Inc. filed as SUN CMNTYS INC | 0.95% | 609,647 | $82.4M | Reduce -8.0% |
| AWK American Water Works Co. Inc. | 0.92% | 544,728 | $79.7M | Reduce -14.1% |
| PCG P G & E Corp. | 0.92% | 4,027,434 | $79.6M | Add +91.2% |
| ET Energy Transfer LP | 0.91% | 4,948,412 | $79.4M | Reduce -1.0% |
| OGE Oge Energy Corp. | 0.88% | 1,870,780 | $76.7M | Reduce -6.7% |
| D Dominion Energy Inc. | 0.82% | 1,238,640 | $71.6M | No change |
| EPRT Essential Properties Realty | 0.80% | 2,034,345 | $69.5M | New |
| VNO Vornado Realty Trust | 0.78% | 1,724,252 | $67.9M | Reduce -12.6% |
| T AT&T Inc. | 0.78% | 3,079,500 | $67.7M | Reduce -0.5% |
| PPL PPL Corp. | 0.77% | 2,019,096 | $66.8M | Add +9.4% |
| RHP Ryman Hospitality Properties | 0.75% | 611,031 | $65.5M | Add +10.6% |
| PBA Pembina Pipeline Corp. | 0.74% | 1,570,896 | $64.8M | Reduce -14.4% |
| AEP American Electric Power | 0.72% | 608,162 | $62.4M | Reduce -7.5% |
| EPD Enterprise Products Partners | 0.71% | 2,109,842 | $61.4M | Reduce -5.7% |
| XYL Xylem Inc. | 0.70% | 452,588 | $61.1M | Reduce -0.0% |
| VZ Verizon Communications Inc. | 0.69% | 1,339,489 | $60.2M | Reduce -0.7% |
| BXP BXP Inc. | 0.67% | 720,416 | $58.0M | Add +1.0% |
| ES Eversource Energy | 0.65% | 836,850 | $56.9M | Reduce -21.5% |
| PECO Phillips Edison & Company Inc. | 0.64% | 1,474,130 | $55.6M | Add +50.1% |
| PNW Pinnacle West Capital | 0.64% | 624,930 | $55.4M | No change |
| ENB Enbridge Inc. | 0.61% | 1,302,132 | $52.9M | Add +32.6% |
| SR Spire Inc. | 0.60% | 776,340 | $52.2M | No change |
| FE Firstenergy Corp. | 0.58% | 1,138,500 | $50.5M | No change |
| COLD Americold Realty Trust Inc. | 0.57% | 1,753,255 | $49.6M | Reduce -15.1% |
| HST Host Hotels & Resorts Inc. | 0.56% | 2,764,294 | $48.7M | Add +92.9% |
| UNP Union Pacific Corp. | 0.54% | 189,214 | $46.6M | Add +62.4% |
| CMCSA Comcast Corp. Class A | 0.52% | 1,089,400 | $45.5M | Reduce -0.8% |
| TU Telus Corp. | 0.51% | 2,666,500 | $44.8M | Add +13.5% |
| FTS Fortis Inc. | 0.51% | 981,900 | $44.7M | No change |
| OGS One Gas Inc. | 0.49% | 576,000 | $42.9M | No change |
| BCE Bce Inc. | 0.49% | 1,216,375 | $42.3M | Add +14.1% |
| DUK Duke Energy Corp. | 0.48% | 365,058 | $42.1M | Reduce -0.6% |
| SBRA Sabra Health Care REIT Inc. | 0.47% | 2,183,719 | $40.6M | Add +7.7% |
| CUZ Cousins Properties Inc. | 0.43% | 1,273,361 | $37.5M | Add +4.1% |
| GLPI Gaming and Leisure Propertie | 0.43% | 722,120 | $37.2M | Add +56.0% |
| PAA Plains All Amer Pipeline LP | 0.43% | 2,136,900 | $37.1M | Reduce -16.2% |
| KMI Kinder Morgan Inc. | 0.42% | 1,670,981 | $36.9M | Reduce -1.6% |
| O Realty Income Corp. | 0.42% | 573,115 | $36.3M | Reduce -43.3% |
| EIX Edison International | 0.41% | 406,743 | $35.4M | Reduce -17.7% |
| NSC Norfolk Southern Corp. | 0.40% | 140,860 | $35.0M | Add +17.6% |
| KEYUF Keyera Corp. | 0.37% | 1,031,314 | $32.2M | No change |
| ECL Ecolab Inc. | 0.37% | 124,897 | $31.9M | Reduce -6.9% |
| NWN Northwest Natural Holding Co. | 0.37% | 779,470 | $31.8M | No change |
| PNR Pentair PLC | 0.35% | 309,212 | $30.2M | Reduce -13.6% |
| TTEK Tetra Tech Inc. | 0.34% | 630,960 | $29.8M | Reduce -14.0% |
| VLTO Veralto Corp. | 0.34% | 265,019 | $29.6M | Add +28.8% |
| WES Western Midstream Partners L | 0.31% | 708,683 | $27.1M | Add +6986.8% |
| VICI Vici Properties Inc. filed as VICI PPTYS INC | 0.31% | 797,072 | $26.6M | Reduce -8.1% |
| SBS Cia Saneamento Basico DE-ADR filed as COMPANHIA DE SANEAMENTO BASI | 0.30% | 1,578,147 | $26.1M | Add +7.7% |
| LAMR Lamar Advertising Co. Class A | 0.28% | 180,296 | $24.1M | Add +631.7% |
| WMS Advanced Drainage Systems Inc. | 0.28% | 152,954 | $24.0M | Add +28.3% |
| BKH Black Hills Corp. | 0.27% | 389,700 | $23.8M | No change |
| CNM Core & Main Inc. Class A | 0.26% | 512,655 | $22.8M | Reduce -6.2% |
| DTM DT Midstream Inc. | 0.24% | 271,067 | $21.3M | Add +48.8% |
| STN Stantec Inc. | 0.23% | 253,578 | $20.4M | No change |
| TMO Thermo Fisher Scientific Inc. | 0.19% | 26,097 | $16.1M | Reduce -13.4% |
| DOC Healthpeak Properties Inc. | 0.17% | 650,088 | $14.9M | Add +5.0% |
| DHR Danaher Corp. | 0.17% | 52,782 | $14.7M | Reduce -8.8% |
| BMI Badger Meter Inc. | 0.16% | 62,253 | $13.6M | Reduce -7.0% |
| CSX CSX Corp. | 0.14% | 362,113 | $12.5M | Reduce -28.3% |
| GFL GFL Environmental Inc.-Sub VT | 0.14% | 310,918 | $12.4M | Add +14.6% |
Portfolio Sells Q2 2024 → Q3 2024
| ITOT iShares Core S&P Total U.S. | Sold out | 0.00% | −1.15 |
| MAA Mid-America Apartment Comm | Reduce -79.5% | 0.14% | −0.55 |
| VTI VG Morningstar TS MKT ETF-US | Sold out | 0.00% | −0.53 |
| NJR New Jersey Resources Corp. | Sold out | 0.00% | −0.48 |
| REG Regency Centers Corp. | Sold out | 0.00% | −0.45 |
| PEG Public Service Enterprise GP | Reduce -30.3% | 1.03% | −0.32 |
| TRGP Targa Resources Corp. | Reduce -26.1% | 1.03% | −0.31 |
| LNG Cheniere Energy Inc. | Reduce -10.3% | 1.46% | −0.29 |
| O Realty Income Corp. | Reduce -43.3% | 0.42% | −0.26 |
| ESS Essex Property Trust Inc. | Reduce -14.2% | 1.05% | −0.20 |
| ENLC Enlink Midstream LLC | Sold out | 0.00% | −0.20 |
| SO The Southern Co. | Reduce -13.7% | 1.66% | −0.17 |
| MPC Marathon Petroleum Corp. | Sold out | 0.00% | −0.17 |
| INVH Invitation Homes Inc. | Reduce -71.1% | 0.06% | −0.17 |
| PAA Plains All Amer Pipeline LP | Reduce -16.2% | 0.43% | −0.15 |
| AWK American Water Works Co. Inc. | Reduce -14.1% | 0.92% | −0.13 |
| PBA Pembina Pipeline Corp. | Reduce -14.4% | 0.74% | −0.12 |
| ET Energy Transfer LP | Reduce -1.0% | 0.91% | −0.12 |
| EPD Enterprise Products Partners | Reduce -5.7% | 0.71% | −0.12 |
| ES Eversource Energy | Reduce -21.5% | 0.65% | −0.12 |
| VLO Valero Energy Corp. | Sold out | 0.00% | −0.11 |
| IEX Idex Corp. | Reduce -47.7% | 0.11% | −0.11 |
| COLD Americold Realty Trust Inc. | Reduce -15.1% | 0.57% | −0.10 |
| MSFT Microsoft Corp. | Sold out | 0.00% | −0.10 |
| NVDA Nvidia Corp. | Sold out | 0.00% | −0.09 |
| AAPL Apple Inc. | Sold out | 0.00% | −0.09 |
| XYL Xylem Inc. | Reduce -0.0% | 0.70% | −0.08 |
| CNM Core & Main Inc. Class A | Reduce -6.2% | 0.26% | −0.08 |
| CSX CSX Corp. | Reduce -28.3% | 0.14% | −0.07 |
| SUI Sun Communities Inc. | Reduce -8.0% | 0.95% | −0.07 |
| FERG Ferguson Enterprises Inc. | Reduce -35.6% | 0.09% | −0.06 |
| NFE New Fortress Energy Inc. | Reduce -3.8% | 0.03% | −0.06 |
| AMZN Amazon.com Inc. | Sold out | 0.00% | −0.05 |
| EIX Edison International | Reduce -17.7% | 0.41% | −0.04 |
| SRE Sempra | Reduce -1.5% | 1.86% | −0.04 |
| ECL Ecolab Inc. | Reduce -6.9% | 0.37% | −0.04 |
| TTEK Tetra Tech Inc. | Reduce -14.0% | 0.34% | −0.04 |
| WMB Williams Cos Inc. | Reduce -0.1% | 1.12% | −0.04 |
| VMI Valmont Industries | Reduce -24.9% | 0.08% | −0.03 |
| META Meta Platforms Inc. Class A | Sold out | 0.00% | −0.03 |
| GOOGL Alphabet Inc. Class A | Sold out | 0.00% | −0.03 |
| OGE Oge Energy Corp. | Reduce -6.7% | 0.88% | −0.03 |
| OKE Oneok Inc. | Reduce -3.3% | 1.07% | −0.03 |
| TMO Thermo Fisher Scientific Inc. | Reduce -13.4% | 0.19% | −0.03 |
| GOOG Alphabet Inc. Class C | Sold out | 0.00% | −0.03 |
| CMCSA Comcast Corp. Class A | Reduce -0.8% | 0.52% | −0.03 |
| BRK.B Berkshire Hathaway Inc. Class B | Sold out | 0.00% | −0.02 |
| ZWS Zurn Elkay Water Solutions C | Reduce -21.4% | 0.14% | −0.02 |
| LLY Eli Lilly & Co. | Sold out | 0.00% | −0.02 |
| AVGO Broadcom Inc. | Sold out | 0.00% | −0.02 |
Portfolio Buys Q2 2024 → Q3 2024
| EPRT Essential Properties Realty | New | 0.80% | +0.80 |
| EQIX Equinix Inc. | Add +14.9% | 4.33% | +0.77 |
| WELL Welltower Inc. | Add +3.7% | 3.73% | +0.48 |
| TRP TC Energy Corp. | Add +70.7% | 0.96% | +0.46 |
| PCG P G & E Corp. | Add +91.2% | 0.92% | +0.45 |
| WES Western Midstream Partners L | Add +6986.8% | 0.31% | +0.31 |
| WEC WEC Energy Group Inc. | Add +11.7% | 1.51% | +0.29 |
| DLR Digital Realty Trust Inc. | Add +16.5% | 2.39% | +0.25 |
| EVRG Evergy Inc. | Add +16.4% | 1.30% | +0.24 |
| LAMR Lamar Advertising Co. Class A | Add +631.7% | 0.28% | +0.24 |
| HST Host Hotels & Resorts Inc. | Add +92.9% | 0.56% | +0.23 |
| PECO Phillips Edison & Company Inc. | Add +50.1% | 0.64% | +0.23 |
| UNP Union Pacific Corp. | Add +62.4% | 0.54% | +0.20 |
| NEE Nextera Energy Inc. | Add +0.1% | 2.29% | +0.17 |
| ENB Enbridge Inc. | Add +32.6% | 0.61% | +0.16 |
| GLPI Gaming and Leisure Propertie | Add +56.0% | 0.43% | +0.16 |
| SPG Simon Property Group Inc. | Add +6.9% | 2.22% | +0.15 |
| PLD Prologis Inc. | Add +1.8% | 4.23% | +0.13 |
| CUBE Cubesmart | Add +2.0% | 1.36% | +0.12 |
| PPL PPL Corp. | Add +9.4% | 0.77% | +0.12 |
| BXP BXP Inc. | Add +1.0% | 0.67% | +0.11 |
| DTE DTE Energy Company | Add +3.5% | 1.34% | +0.10 |
| VLTO Veralto Corp. | Add +28.8% | 0.34% | +0.09 |
| DTM DT Midstream Inc. | Add +48.8% | 0.24% | +0.08 |
| NSC Norfolk Southern Corp. | Add +17.6% | 0.40% | +0.07 |
| CUZ Cousins Properties Inc. | Add +4.1% | 0.43% | +0.07 |
| SBRA Sabra Health Care REIT Inc. | Add +7.7% | 0.47% | +0.07 |
| TU Telus Corp. | Add +13.5% | 0.51% | +0.06 |
| RHP Ryman Hospitality Properties | Add +10.6% | 0.75% | +0.05 |
| AVB Avalonbay Communities Inc. | Add +4.1% | 2.22% | +0.05 |
| SBS Cia Saneamento Basico DE-ADR | Add +7.7% | 0.30% | +0.05 |
| BCE Bce Inc. | Add +14.1% | 0.49% | +0.05 |
| SUN Sunoco LP | Add +405.2% | 0.06% | +0.05 |
| WMS Advanced Drainage Systems Inc. | Add +28.3% | 0.28% | +0.03 |
| SBAC SBA Communications Corp. | Add +11.6% | 0.14% | +0.03 |
| MWA Mueller Water Products Inc. Class A | Add +19.8% | 0.10% | +0.02 |
| HTO H2O America | New | 0.02% | +0.02 |
| WY Weyerhaeuser Co. | Add +9.1% | 0.12% | +0.02 |
| DOC Healthpeak Properties Inc. | Add +5.0% | 0.17% | +0.02 |
| AWR American States Water Co. | Add +50.9% | 0.04% | +0.01 |
| CWT California Water Service Grp | Add +52.2% | 0.04% | +0.01 |
| ED Consolidated Edison Inc. | Add +139.8% | 0.02% | +0.01 |
| EXR Extra Space Storage Inc. | Add +9.5% | 0.07% | +0.01 |
| FSLR First Solar Inc. | Add +39.1% | 0.03% | +0.01 |
| ENPH Enphase Energy Inc. | Add +40.6% | 0.03% | +0.01 |
| GFL GFL Environmental Inc.-Sub VT | Add +14.6% | 0.14% | +0.01 |
| BE Bloom Energy Corp. Class A | New | 0.01% | +0.01 |
| CWEN Clearway Energy Inc. Class C | Add +61.5% | 0.01% | +0.00 |
| CP Canadian Pacific Kansas City | Add +4.7% | 0.14% | +0.00 |
| FLNC Fluence Energy Inc. | Add +76.2% | 0.01% | +0.00 |
All Filings
| Quarter | Positions | 13F Reported Value | Top Holdings |
|---|---|---|---|
| Q2 2026Amended | 161 | $10.6B | WELL, EQIX, PLD, DLR, VTR |
| Q1 2026Amended | 148 | $9.6B | WELL, EQIX, PLD, DLR, VTR |
| Q4 2025 | 146 | $8.8B | WELL, PLD, EQIX, DLR, VTR |
| Q3 2025 | 151 | $8.8B | WELL, EQIX, PLD, DLR, SRE |
| Q2 2025 | 154 | $8.5B | WELL, EQIX, PLD, DLR, AMT |
| Q1 2025 | 153 | $8.5B | WELL, PLD, EQIX, DLR, VTR |
| Q4 2024 | 156 | $8.4B | EQIX, WELL, PLD, DLR, AVB |
| Q3 2024 | 156 | $8.7B | EQIX, PLD, WELL, AMT, DLR |
| Q2 2024 | 229 | $7.8B | PLD, EQIX, WELL, AMT, AVB |
| Q1 2024 | 249 | $8.4B | PLD, WY, EQIX, AMT, PSA |