Duff & Phelps Investment Management Co.

Name: DUFF & PHELPS INVESTMENT MANAGEMENT CO 13F holdings, Q3 2024
Creator: DUFF & PHELPS INVESTMENT MANAGEMENT CO
Published: 2024-11-15

Q2 2026Q1 2026Q4 2025Q3 2025Q2 2025Q1 2025Q4 2024Q2 2024Q1 2024

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%
MAA Mid-America Apartment Comm	0.14%	77,880	$12.4M	Reduce -79.5%
CP Canadian Pacific Kansas City	0.14%	142,794	$12.2M	Add +4.7%
SPIB SS SPDR P Int C Corp. ETF	0.14%	362,015	$12.2M	Add +1.0%
SBAC SBA Communications Corp.	0.14%	50,202	$12.1M	Add +11.6%
ZWS Zurn Elkay Water Solutions C	0.14%	333,283	$12.0M	Reduce -21.4%
WM Waste Management Inc.	0.13%	54,250	$11.3M	Reduce -0.6%
WY Weyerhaeuser Co.	0.12%	306,634	$10.4M	Add +9.1%
ACM Aecom	0.12%	99,128	$10.2M	No change
IEX Idex Corp.	0.11%	45,324	$9.7M	Reduce -47.7%
MWA Mueller Water Products Inc. Class A	0.10%	390,199	$8.5M	Add +19.8%
FERG Ferguson Enterprises Inc.	0.09%	40,429	$8.0M	Reduce -35.6%
VOD Vodafone Group PLC-SP ADR	0.09%	782,200	$7.8M	No change
WTS Watts Water Technologies-A	0.09%	36,262	$7.5M	No change
FELE Franklin Electric Co. Inc.	0.09%	71,213	$7.5M	No change
VMI Valmont Industries	0.08%	25,069	$7.3M	Reduce -24.9%
EXR Extra Space Storage Inc.	0.07%	35,503	$6.4M	Add +9.5%
ARE Alexandria Real Estate Equit	0.07%	49,651	$5.9M	Add +9.2%
SUN Sunoco LP	0.06%	95,662	$5.1M	Add +405.2%
INVH Invitation Homes Inc.	0.06%	144,326	$5.1M	Reduce -71.1%
AWR American States Water Co. filed as AMER STATES WTR CO	0.04%	42,618	$3.5M	Add +50.9%
CWT California Water Service Grp	0.04%	63,554	$3.4M	Add +52.2%
FSLR First Solar Inc.	0.03%	11,650	$2.9M	Add +39.1%
NFE New Fortress Energy Inc.	0.03%	317,391	$2.9M	Reduce -3.8%
ENPH Enphase Energy Inc.	0.03%	22,427	$2.5M	Add +40.6%
MSEX Middlesex Water Co.	0.03%	35,653	$2.3M	Reduce -7.6%
OMAB Grupo Aeroportuario Cen-ADR	0.03%	34,000	$2.3M	No change
RYN Rayonier Inc.	0.03%	69,150	$2.2M	Add +9.7%
ED Consolidated Edison Inc.	0.02%	19,169	$2.0M	Add +139.8%
GNR State Street SPDR S&P Global	0.02%	33,050	$1.9M	No change
HTO H2O America filed as SJW GROUP	0.02%	27,408	$1.6M	New
PAGP Plains GP Holdings LP	0.02%	80,103	$1.5M	Reduce -11.1%
DBC Invesco DB Commodity Index T	0.01%	51,674	$1.2M	Reduce -13.8%
EGP Eastgroup Properties Inc.	0.01%	5,725	$1.1M	No change
GDX Vaneck Gold Miners ETF	0.01%	22,100	$880K	Add +12.8%
CWEN Clearway Energy Inc. Class C	0.01%	27,750	$851K	Add +61.5%
KGS Kodiak Gas Services Inc.	0.01%	28,000	$812K	Add +16.7%
GBNXF Gibson Energy Inc.	0.01%	47,579	$782K	Add +31.9%
RUN Sunrun Inc.	0.01%	41,771	$754K	Reduce -17.2%
AES AES Corp.	0.01%	37,211	$746K	Add +9.3%
HESM Hess Midstream LP Class A	0.01%	20,429	$721K	No change
CCJ Cameco Corp.	0.01%	13,853	$662K	Add +31.5%
NXT Nextpower Inc. filed as NEXTRACKER INC	0.01%	17,394	$652K	Add +31.2%
AGX Argan Inc.	0.01%	5,976	$606K	Reduce -2.9%
FLNC Fluence Energy Inc.	0.01%	25,760	$585K	Add +76.2%
BE Bloom Energy Corp. Class A	0.01%	48,959	$517K	New
TRNO Terreno Realty Corp.	0.01%	6,825	$456K	Reduce -57.5%
ADC Agree Realty Corp.	0.01%	6,000	$452K	No change
TEL Te Connectivity PLC	0.01%	2,961	$447K	Reduce -20.9%
GEV GE Vernova Inc.	0.00%	1,521	$388K	Reduce -30.9%
MP MP Materials Corp.	0.00%	20,456	$361K	Reduce -19.2%
SCHP Schwab U.S. Tips ETF	0.00%	6,600	$354K	No change
GTLS Chart Industries Inc.	0.00%	2,757	$342K	Reduce -61.0%
CEG Constellation Energy	0.00%	1,135	$295K	New
DBA Invesco DB Agriculture Fund	0.00%	11,000	$287K	No change
ARRY Array Technologies Inc.	0.00%	27,204	$180K	Add +30.7%
PLUG Plug Power Inc.	0.00%	75,160	$170K	Add +31.7%

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