COHEN & STEERS, INC.

NEW YORK, NY · CIK 1284812 · 13F filing filed 2026-08-14

No investment adviser registration (Form ADV) found for this filer. It may be a parent company whose subsidiaries are the registered advisers, a bank or insurer, or a manager based outside the US.

Legal entityCOHEN & STEERS, INC. (US)

$63.2bn reported value +9.8% vs Q1 2026

442positions

48.8%in top 10

36 new 141 added 92 reduced 36 sold out vs Q1 2026

This report includes the holdings of 2 other managers that share the investment decisions:

COHEN & STEERS CAPITAL MANAGEMENT INC – reports through this filing
Cohen & Steers UK Ltd – reports through this filing

Also in the report of:

PERSONAL CFO SOLUTIONS, LLC – $2.0m of shares are in both reports

Shares in two reports are counted once in each security's totals.

Holdings, Q2 2026

The small lines show how much was held over the last 4 quarters (adjusted for stock splits).

#	Security	Ticker	Shares	Value	% of portfolio	Change	Shares change
1	WELLTOWER INC COM WELL	WELL	36,821,274	$8.4bn13.22%	13.22%	Added +976.0k	+975,997 2.7%
2	DIGITAL RLTY TR INC COM DLR	DLR	29,229,771	$5.2bn8.30%	8.30%	Added +1.1m	+1,052,314 3.7%
3	PROLOGIS INC. COM PLD	PLD	22,841,902	$3.1bn4.89%	4.89%	Reduced -446.2k	-446,172 -1.9%
4	CROWN CASTLE INC COM CCI	CCI	39,084,710	$3.0bn4.68%	4.68%	Reduced -1.3m	-1,279,647 -3.2%
5	EQUINIX INC COM EQIX	EQIX	2,191,196	$2.3bn3.61%	3.61%	Reduced -640.2k	-640,214 -22.6%
6	AMERICAN TOWER CORP NEW COM AMT	AMT	13,777,789	$2.3bn3.56%	3.56%	Added +1.2m	+1,157,923 9.2%
7	EXTRA SPACE STORAGE INC COM EXR	EXR	12,896,053	$1.9bn2.96%	2.96%	Reduced -3.5m	-3,516,403 -21.4%
8	PUBLIC STORAGE COM PSA	PSA	5,238,349	$1.7bn2.64%	2.64%	Added +829.1k	+829,072 18.8%
9	SUN CMNTYS INC COM SUI	SUI	13,398,864	$1.6bn2.54%	2.54%	Added +1.3m	+1,335,449 11.1%
10	IRON MTN INC DEL COM IRM	IRM	12,019,735	$1.5bn2.40%	2.40%	Reduced -4.1m	-4,149,606 -25.7%
11	BXP INC COM BXP	BXP	22,784,376	$1.5bn2.39%	2.39%	Added +1.9m	+1,935,049 9.3%
12	KIMCO RLTY CORP COM KIM	KIM	56,641,276	$1.4bn2.27%	2.27%	Added +2.9m	+2,927,563 5.5%
13	ESSEX PPTY TR INC COM ESS	ESS	4,914,673	$1.4bn2.27%	2.27%	Added +71.5k	+71,547 1.5%
14	SIMON PPTY GROUP INC NEW COM SPG	SPG	5,870,615	$1.3bn2.08%	2.08%	Reduced -11.4k	-11,392 -0.2%
15	AGREE RLTY CORP COM ADC	ADC	16,403,414	$1.2bn1.96%	1.96%	Reduced -1.5m	-1,460,930 -8.2%
16	ESSENTIAL PPTYS RLTY TR INC COM EPRT	EPRT	38,828,414	$1.2bn1.83%	1.83%	Added +9.2m	+9,221,057 31.1%
17	INVITATION HOMES INC COM INVH	INVH	37,129,067	$1.1bn1.77%	1.77%	Added +2.0m	+1,950,091 5.5%
18	OMEGA HEALTHCARE INVS INC COM OHI	OHI	22,936,053	$1.1bn1.73%	1.73%	Added +11.0m	+10,958,512 91.5%
19	HEALTHCARE RLTY TR CL A COM HR	HR	53,261,400	$1.1bn1.70%	1.70%	Added +814.9k	+814,918 1.6%
20	HOST HOTELS & RESORTS INC COM HST	HST	44,820,149	$1.1bn1.68%	1.68%	Reduced -10.3m	-10,304,218 -18.7%
21	EQUITY LIFESTYLE PPTYS INC COM ELS	ELS	14,888,121	$959.5m1.52%	1.52%	Added +3.9m	+3,857,089 35.0%
22	EASTGROUP PPTYS INC COM EGP	EGP	3,749,648	$759.4m1.20%	1.20%	Added +82.5k	+82,497 2.2%
23	KITE RLTY GROUP TR COM NEW KRG	KRG	26,631,121	$755.8m1.20%	1.20%	Added +625.7k	+625,744 2.4%
24	OUTFRONT MEDIA INC COM NEW OUT	OUT	21,638,973	$708.9m1.12%	1.12%	Added +119.4k	+119,409 0.6%
25	UDR INC COM UDR	UDR	15,418,373	$615.5m0.97%	0.97%	Reduced -5.3m	-5,346,925 -25.8%
26	NEXTERA ENERGY INC COM NEE	NEE	6,789,461	$595.9m0.94%	0.94%	Reduced -147.4k	-147,388 -2.1%
27	SBA COMMUNICATIONS CORP NEW CL A SBAC	SBAC	3,247,729	$573.1m0.91%	0.91%	Added +114.5k	+114,488 3.6%
28	BOYD GAMING CORP COM BYD	BYD	6,281,240	$554.8m0.88%	0.88%	Added +3.8m	+3,810,730 154.2%
29	WILLIAMS COS INC COM WMB	WMB	6,976,340	$518.6m0.82%	0.82%	Added +397.8k	+397,763 6.0%
30	CARETRUST REIT INC COM CTRE	CTRE	12,751,614	$514.5m0.81%	0.81%	Added +768.2k	+768,238 6.4%
31	HIGHWOODS PPTYS INC COM HIW	HIW	16,834,467	$507.7m0.80%	0.80%	Added +4.4m	+4,424,084 35.6%
32	RAYONIER INC COM RYN	RYN	21,936,120	$466.8m0.74%	0.74%	Added +245.1k	+245,116 1.1%
33	WEYERHAEUSER CO MTN BE COM NEW WY	WY	17,960,772	$430.0m0.68%	0.68%	Reduced -1.3m	-1,314,488 -6.8%
34	ACADIA RLTY TR COM SH BEN INT AKR	AKR	20,149,944	$421.3m0.67%	0.67%	Added +3.9m	+3,882,116 23.9%
35	REALTY INCOME CORP COM O	O	6,712,849	$415.9m0.66%	0.66%	Added +49.4k	+49,391 0.7%
36	CSX CORP COM CSX	CSX	8,703,638	$413.7m0.65%	0.65%	Added +474.4k	+474,424 5.8%
37	ENTERGY CORP NEW COM ETR	ETR	3,526,533	$405.1m0.64%	0.64%	Added +488.2k	+488,156 16.1%
38	UNION PAC CORP COM UNP	UNP	1,414,296	$384.7m0.61%	0.61%	Added +71.5k	+71,471 5.3%
39	VENTAS INC COM VTR	VTR	4,129,357	$366.7m0.58%	0.58%	Reduced -1.9m	-1,876,082 -31.2%
40	BLACKSTONE DIGITAL INFRASTRU COMMON STOCK BXDC	BXDC	16,464,194	$356.1m0.56%	0.56%	New
41	PACS GROUP INC COM SHS PACS	PACS	8,343,381	$355.8m0.56%	0.56%	Reduced -779.8k	-779,755 -8.6%
42	NETSTREIT CORP COM NTST	NTST	16,295,578	$344.3m0.54%	0.54%	Added +1.5m	+1,495,366 10.1%
43	LAMAR ADVERTISING CO NEW CL A LAMR	LAMR	2,111,982	$329.4m0.52%	0.52%	Reduced -298.1k	-298,107 -12.4%
44	SL GREEN RLTY CORP COM SLG	SLG	6,231,135	$322.6m0.51%	0.51%	Added +2.5m	+2,516,842 67.8%
45	EQUITY RESIDENTIAL SH BEN INT VMRK	VMRK	4,539,301	$308.4m0.49%	0.49%	Reduced -1.9m	-1,912,116 -29.6%
46	CUBESMART COM CUBE	CUBE	7,226,516	$287.4m0.45%	0.45%	New
47	TARGA RES CORP COM TRGP	TRGP	1,070,171	$287.0m0.45%	0.45%	Added +36.9k	+36,874 3.6%
48	EVERGY INC COM EVRG	EVRG	3,000,180	$259.3m0.41%	0.41%	Added +831.0k	+830,993 38.3%
49	GAMING & LEISURE PPTYS INC COM GLPI	GLPI	5,622,019	$250.3m0.40%	0.40%	Reduced -2.6m	-2,585,430 -31.5%
50	NORFOLK SOUTHN CORP COM NSC	NSC	777,270	$244.5m0.39%	0.39%	Added +33.1k	+33,130 4.5%
51	NISOURCE INC COM NI	NI	4,943,589	$235.1m0.37%	0.37%	Added +245.6k	+245,616 5.2%
52	NNN REIT INC COM NNN	NNN	4,979,814	$231.7m0.37%	0.37%	Added +4.7m	+4,734,411 1929.2%
53	AMERICAN ELEC PWR CO INC COM AEP	AEP	1,692,618	$231.6m0.37%	0.37%	Added +1.7m	+1,691,243 122999.5%
54	ALLIANT ENERGY CORP COM LNT	LNT	3,016,592	$230.1m0.36%	0.36%	Reduced -259.7k	-259,668 -7.9%
55	AMERICAN HEALTHCARE REIT INC COM SHS AHR	AHR	4,242,293	$221.2m0.35%	0.35%	New
56	KILROY RLTY CORP COM KRC	KRC	5,769,920	$216.2m0.34%	0.34%	Reduced -2.2m	-2,175,584 -27.4%
57	AMEREN CORP COM AEE	AEE	1,906,537	$215.5m0.34%	0.34%	Added +78.2k	+78,240 4.3%
58	NATIONAL STORAGE AFFILIATES COM SHS BEN IN NSA	NSA	4,788,045	$212.9m0.34%	0.34%	Added +293.5k	+293,481 6.5%
59	DUKE ENERGY CORP NEW COM NEW DUK	DUK	1,538,590	$194.8m0.31%	0.31%	Reduced -76.4k	-76,383 -4.7%
60	PG&E CORP COM PCG	PCG	10,889,561	$183.2m0.29%	0.29%	Added +2.3m	+2,345,046 27.4%
61	PPL CORP COM PPL	PPL	4,716,321	$171.4m0.27%	0.27%	Added +2.3m	+2,304,912 95.6%
62	XCEL ENERGY INC COM XEL	XEL	2,104,718	$169.0m0.27%	0.27%	Added +241.7k	+241,692 13.0%
63	FIRST INDL RLTY TR INC COM FR	FR	2,740,112	$168.0m0.27%	0.27%	Added +10.9k	+10,914 0.4%
64	DOMINION ENERGY INC COM D	D	2,345,231	$160.2m0.25%	0.25%	Added +393.2k	+393,207 20.1%
65	HUDSON PACIFIC PROPERTIES IN COM HPP	HPP	9,847,531	$149.6m0.24%	0.24%	Added +204.0k	+203,990 2.1%
66	BLACK HILLS CORP COM BKH	BKH	1,607,981	$119.6m0.19%	0.19%	Added +339.7k	+339,707 26.8%
67	DIAMONDROCK HOSPITALITY CO COM DRH	DRH	9,476,430	$115.4m0.18%	0.18%	Reduced -553.6k	-553,563 -5.5%
68	ATMOS ENERGY CORP COM ATO	ATO	641,326	$110.5m0.17%	0.17%	Reduced -158.9k	-158,920 -19.9%
69	CMS ENERGY CORP COM CMS	CMS	1,315,142	$100.6m0.16%	0.16%	New
70	RYMAN HOSPITALITY PPTYS INC COM RHP	RHP	774,703	$99.6m0.16%	0.16%	Reduced -17.5k	-17,512 -2.2%
71	OGE ENERGY CORP COM OGE	OGE	2,037,763	$99.2m0.16%	0.16%	Added +21.0k	+20,984 1.0%
72	CURBLINE PPTYS CORP COM CURB	CURB	2,871,094	$87.3m0.14%	0.14%	Reduced -117.6k	-117,626 -3.9%
73	DTE ENERGY CO COM DTE	DTE	552,070	$84.1m0.13%	0.13%	Reduced -452.6k	-452,566 -45.0%
74	ENERGY TRANSFER L P COM UT LTD PTN ET	ET	4,298,185	$82.2m0.13%	0.13%	Added +747.6k	+747,575 21.1%
75	WORLD GOLD TR SPDR GLD MINIS GLDM	GLDM	985,318	$78.3m0.12%	0.12%	Reduced -132.2k	-132,200 -11.8%
76	SEMPRA COM SRE	SRE	802,657	$74.4m0.12%	0.12%	Reduced -2.5m	-2,516,405 -75.8%
77	PIEDMONT OFFICE REALTY TR IN COM CL A PDM	PDM	8,088,690	$74.0m0.12%	0.12%	Added +661.6k	+661,633 8.9%
78	KINETIK HOLDINGS INC COM NEW CL A KNTK	KNTK	1,516,790	$73.3m0.12%	0.12%	Added +22.6k	+22,625 1.5%
79	PUBLIC SVC ENTERPRISE GRP IN COM PEG	PEG	828,787	$67.3m0.11%	0.11%	Unchanged
80	MPLX LP COM UNIT REP LTD MPLX	MPLX	1,178,658	$66.4m0.10%	0.10%	Added +248.9k	+248,907 26.8%
81	SOUTHERN CO COM SO	SO	691,562	$66.2m0.10%	0.10%	Unchanged
82	INVESCO EXCH TRADED FD TR II PFD ETF PGX	PGX	5,566,778	$60.3m0.10%	0.10%	Added +5.3m	+5,263,632 1736.3%
83	VENTURE GLOBAL INC COM CL A VG	VG	5,412,017	$60.2m0.10%	0.10%	Added +403.8k	+403,773 8.1%
84	SOUTHWEST GAS HLDGS INC COM SWX	SWX	621,124	$55.1m0.09%	0.09%	Added +158.4k	+158,404 34.2%
85	EDISON INTL COM EIX	EIX	669,640	$49.9m0.08%	0.08%	Unchanged
86	PLAINS ALL AMERN PIPELINE L UNIT LTD PARTN PAA	PAA	1,979,254	$44.1m0.07%	0.07%	Unchanged
87	KINDER MORGAN INC DEL COM KMI	KMI	1,348,160	$43.1m0.07%	0.07%	Added +2.0k	+1,999 0.1%
88	BUNGE GLOBAL SA COM SHS BG	BG	315,281	$33.6m0.05%	0.05%	Added +91.9k	+91,883 41.1%
89	ONEOK INC NEW COM OKE	OKE	326,286	$28.4m0.04%	0.04%	Reduced -10.8k	-10,780 -3.2%
90	ADAMS DIVERSIFIED EQUITY FD COM ADX	ADX	1,101,635	$28.1m0.04%	0.04%	Reduced -20.0k	-20,000 -1.8%
91	NUTRIEN LTD COM NTR	NTR	444,976	$28.0m0.04%	0.04%	Added +167.0k	+167,005 60.1%
92	PIMCO DYNAMIC INCOME FD SHS PDI	PDI	1,514,050	$25.3m0.04%	0.04%	Added +87.2k	+87,186 6.1%
93	BLACKROCK CAP ALLOCATION TER COM BCAT	BCAT	1,572,657	$25.1m0.04%	0.04%	Reduced -75.0k	-75,000 -4.5%
94	VALERO ENERGY CORP COM VLO	VLO	94,430	$24.6m0.04%	0.04%	Added +28.5k	+28,549 43.3%
95	CONOCOPHILLIPS COM COP	COP	232,513	$24.2m0.04%	0.04%	Reduced -34.0k	-33,991 -12.8%
96	CORTEVA INC COM CTVA	CTVA	270,465	$22.9m0.04%	0.04%	Added +47.5k	+47,524 21.3%
97	PHILLIPS 66 COM PSX	PSX	130,387	$22.0m0.03%	0.03%	New
98	FRANCO NEV CORP COM FNV	FNV	105,279	$21.9m0.03%	0.03%	Added +56.4k	+56,428 115.5%
99	FREEPORT-MCMORAN INC CL B FCX	FCX	342,888	$21.6m0.03%	0.03%	Added +81.1k	+81,115 31.0%
100	SUNOCOCORP LLC COM SHS LLC SUNC	SUNC	317,904	$21.5m0.03%	0.03%	Unchanged

Sold out since Q1 2026

Security	Ticker	Shares held before	Value then
CENTERPOINT ENERGY INC CNP	CNP	3,236,906	$139.7m3.2m shares
EVERSOURCE ENERGY ES	ES	1,345,893	$93.2m1.3m shares
EXXON MOBIL CORP XOM	XOM	345,690	$58.6m345.7k shares
AMERICAN WTR WKS CO INC NEW AWK	AWK	260,526	$35.5m260.5k shares
AGCO CORP AGCO	AGCO	115,880	$13.4m115.9k shares
COHEN & STEERS ETF TRUST CSRE	CSRE	392,500	$10.3m392.5k shares
PILGRIMS PRIDE CORP PPC	PPC	203,459	$7.7m203.5k shares
ANTERO RESOURCES CORP AR	AR	157,648	$6.7m157.6k shares
SOLARIS ENERGY INFRAS INC SEI	SEI	98,322	$5.6m98.3k shares
STEEL DYNAMICS INC STLD	STLD	29,427	$5.3m29.4k shares
CENTRUS ENERGY CORP LEU	LEU	26,692	$4.6m26.7k shares
VALE S A VALE	VALE	208,278	$3.3m208.3k shares
CORE NATURAL RESOURCES INC CNR	CNR	30,594	$3.2m30.6k shares
QUANTA SVCS INC PWR	PWR	5,671	$3.1m5.7k shares
WHEATON PRECIOUS METALS CORP WPM	WPM	8,826	$1.2m8.8k shares
APPLE HOSPITALITY REIT INC APLE	APLE	60,206	$693.0k60.2k shares
SABA CAPITAL INCOME & OPRNT BRW	BRW	80,000	$539.0k80.0k shares
SITE CTRS CORP SITC	SITC	84,315	$455.0k84.3k shares
WESTERN ASSET MTG DEFINED OP DMO	DMO	40,000	$430.0k40.0k shares
ALCOA CORP AA	AA	5,806	$385.0k5.8k shares
THERMO FISHER SCIENTIFIC INC TMO	TMO	500	$246.0k500 shares
BANK AMERICA CORP BAC 7.25 PERP L	BAC 7.25 PERP L	200	$238.0k200 shares
AMERICAN EXPRESS CO AXP	AXP	500	$151.0k500 shares
CME GROUP INC CME	CME	500	$148.0k500 shares
DISNEY WALT CO DIS	DIS	1,300	$125.0k1.3k shares

Stakes above 5%

Companies where this manager has reported owning more than 5% of a class of shares, on Schedule 13D (may seek influence) or 13G (passive): its latest filing for each, from 19 Dec 2024 on.

Company	Ticker	Stake	Change	Schedule	Last filed
HUDSON PAC PPTYS INC 13G · filed 2026-08-14		18.2%	+1.2 pts	13G	2026-08-14
ESSENTIAL PPTYS RLTY TR INC EPRT · 13G · filed 2026-08-14	EPRT	18.0%≈ $1.2bn	+3.9 pts	13G	2026-08-14
NETSTREIT CORP NTST · 13G · filed 2026-08-14	NTST	16.8%≈ $344.3m	+2.8 pts	13G	2026-08-14
BLACKSTONE DIGITAL INFRASTRU BXDC · 13G · filed 2026-06-05	BXDC	16.7%≈ $363.2m	new	13G	2026-06-05
HEALTHCARE RLTY TR HR · 13G · filed 2025-11-14	HR	16.1%≈ $1.1bn		13G	2025-11-14
HIGHWOODS PPTYS INC HIW · 13G · filed 2026-08-14	HIW	15.3%≈ $508.4m	+4.0 pts	13G	2026-08-14
BXP INC BXP · 13G · filed 2026-08-14	BXP	14.3%≈ $1.5bn	+1.1 pts	13G	2026-08-14
ACADIA RLTY TR AKR · 13G · filed 2026-08-14	AKR	14.1%≈ $421.3m	+1.7 pts	13G	2026-08-14
AGREE RLTY CORP ADC · 13G · filed 2026-08-14	ADC	13.7%≈ $1.2bn	-1.2 pts	13G	2026-08-14
OUTFRONT MEDIA INC OUT · 13G · filed 2025-11-14	OUT	13.4%≈ $733.6m	no change	13G	2025-11-14
KITE RLTY GROUP TR KRG · 13G · filed 2025-12-05	KRG	12.3%≈ $759.0m	+2.8 pts	13G	2025-12-05
SUN CMNTYS INC SUI · 13G · filed 2026-05-07	SUI	10.6%≈ $1.6bn	+1.7 pts	13G	2026-05-07
CROWN CASTLE INC CCI · 13G · filed 2026-05-15	CCI	9.3%≈ $3.1bn	+1.0 pts	13G	2026-05-15
SL GREEN RLTY CORP SLG · 13G · filed 2026-08-14	SLG	8.8%≈ $322.6m	-2.2 pts	13G	2026-08-14
ARKO PETE CORP APC · 13G · filed 2026-08-14	APC	8.7%≈ $20.6m	-1.2 pts	13G	2026-08-14
BOYD GAMING CORP BYD · 13G · filed 2026-08-14	BYD	8.5%≈ $556.1m	+3.6 pts	13G	2026-08-14
KIMCO RLTY CORP KIM · 13G · filed 2026-05-15	KIM	7.9%≈ $1.4bn	+1.5 pts	13G	2026-05-15
OMEGA HEALTHCARE INVS INC OHI · 13G · filed 2026-08-14	OHI	7.8%≈ $1.1bn	+3.2 pts	13G	2026-08-14
EQUITY LIFESTYLE PPTYS INC ELS · 13G · filed 2026-08-14	ELS	7.7%≈ $959.5m	+2.2 pts	13G	2026-08-14
ESSEX PPTY TR INC ESS · 13G · filed 2026-05-15	ESS	7.5%≈ $1.4bn	-1.2 pts	13G	2026-05-15
EASTGROUP PPTYS INC EGP · 13G · filed 2026-05-15	EGP	6.9%≈ $742.7m	+1.5 pts	13G	2026-05-15
HOST HOTELS & RESORTS INC HST · 13G · filed 2026-08-14	HST	6.6%≈ $1.1bn	-1.5 pts	13G	2026-08-14
PIEDMONT OFFICE REALTY TR IN PDM · 13G · filed 2026-08-14	PDM	6.5%≈ $74.0m	+1.1 pts	13G	2026-08-14
NATIONAL STORAGE AFFILIATES NSA · 13G · filed 2026-05-15	NSA	6.0%≈ $204.7m	new	13G	2026-05-15