CIK: 0001284812
Total reported value
$57.6B
Reporting period: 2026-03-31 · Number of holdings: 442
COHEN & STEERS, INC. disclosed 442 holdings in its latest 13F filing for the period ending 2026-03-31, with total reported value of $57.6B and a quarterly turnover rate of 18.9%.
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Cohen & Steers, INC.'s disclosed holdings carry a Herfindahl concentration index of 0.041 — mathematically equivalent to about 24 equally-sized positions, well below its 442 actual disclosed holdings. That gap points to a strategy built around a small core of high-conviction bets rather than broad diversification.
Position sizes vary widely across the portfolio (a coefficient of variation of 4.16), with a handful of outsized bets alongside many smaller positions.
No strong tilt toward either adding to existing winners or initiating outsized new positions was observed in the latest reported quarter.
Sector classification currently covers about 1% of this portfolio's disclosed value; the remainder includes holdings (e.g. unmapped tickers, options, or other security types) not yet covered by our sector mapping.
Trim INVH
-37.9% -$700.6M
Add EQIX
+8.5% $776.5M
Add WELL
+7.0% $866.0M
Add DLR
+0.6% $745.5M
Trim ESS
-19.3% -$398.1M
Trim CCI
+1.4% -$254.2M
Cohen & Steers is actively rotating capital out of residential REITs (INVH, ESS) and into data center and healthcare infrastructure (EQIX, DLR, WELL), signaling a high-conviction bet that AI-driven digital and demographic demand will dominate while cyclical housing risks intensify. The deliberate overweight in net lease names (EPRT, ADC) further cements a pursuit of stable, long-duration yield over speculative growth.
The shift from multifamily to data centers and healthcare REITs prices in a regime where AI and cloud infrastructure spending remains the dominant economic driver, supporting industrial real estate and utility demand, while residential REITs compress under rate pressures and fading pandemic tailwinds. The opposing thesis: this trade overlooks that data center supply is surging, utilities face regulatory bottlenecks, and healthcare property rents may not keep pace with cost inflation—exposing a potential overconsensus in AI infrastructure.
Data center REITs (EQIX, DLR) have become the single most crowded trade in the sector, and Cohen & Steers' heavy industrial + utility concentration (78% combined) creates a massive reflexivity risk: if AI capex shows any sign of moderation, the entire portfolio could suffer a synchronized compression as levered flows reverse in lockstep, not just in real estate but across the infrastructure complex.
This narrative is produced by AI from publicly available filings and describes past activity only — it is informational, not investment advice.
Showing top 200 holdings (of 442 total)
| # | Ticker | Issuer | Asset Subclass | Weight | Weight Change | Shares Change | 4Q Trend |
|---|---|---|---|---|---|---|---|
| 1 | WELL | Welltower INC | Stock-Real Estate | 12.31% | +1.06% | +6.96% | |
| 2 | DLR | Digital Realty Trust INC | Stock-Real Estate | 8.82% | +0.99% | +0.63% | |
| 3 | CCI | Crown Castle INC | Stock-Real Estate | 5.70% | -0.69% | +1.44% | |
| 4 | PLD | Prologis INC | Stock-Real Estate | 5.35% | -0.10% | -1.41% | |
| 5 | EQIX | Equinix INC | Stock-Real Estate | 4.82% | +1.21% | +8.52% | |
| 6 | AMT | American Tower CORP | Stock-Real Estate | 3.78% | — | +1.06% | |
| 7 | EXR | Extra Space Storage INC | Stock-Real Estate | 3.74% | -0.02% | +2.71% | |
| 8 | IRM | Iron Mountain INC | Stock-Real Estate | 2.87% | +0.04% | -14.46% | |
| 9 | SUI | Sun Communities INC | Stock-Real Estate | 2.64% | +0.39% | +19.92% | |
| 10 | ADC | Agree Realty CORP | Stock-Real Estate | 2.34% | +0.50% | +26.74% | |
| 11 | KIM | Kimco Realty CORP | Stock-Real Estate | 2.10% | +0.40% | +15.71% | |
| 12 | PSA | Public Storage | Stock-Real Estate | 2.07% | +0.20% | +10.41% | |
| 13 | ESS | Essex Property Trust INC | Stock-Real Estate | 2.04% | -0.80% | -19.28% | |
| 14 | SPG | Simon Property Group INC | Stock-Real Estate | 1.91% | -0.22% | -7.61% | |
| 15 | BXP | Bxp INC | Stock-Real Estate | 1.88% | — | +35.54% | |
| 16 | HST | Host Hotels & Resorts INC | Stock-Real Estate | 1.83% | -0.44% | -22.00% | |
| 17 | EPRT | Essential Properties Realty | Stock-Real Estate | 1.56% | +0.56% | +59.08% | |
| 18 | HR | Healthcare Realty Trust INC | Stock-Real Estate | 1.55% | -0.18% | -6.85% | |
| 19 | INVH | Invitation Homes INC | Stock-Real Estate | 1.52% | -1.33% | -37.92% | |
| 20 | UDR | Udr INC | Stock-Real Estate | 1.22% | -0.39% | -14.42% | |
| 21 | ELS | Equity Lifestyle Properties | Stock-Real Estate | 1.20% | +0.04% | +3.93% | |
| 22 | EGP | Eastgroup Properties INC | Stock-Real Estate | 1.18% | +0.19% | +19.70% | |
| 23 | NEE | Nextera Energy INC | Stock-Utilities | 1.12% | +0.04% | -6.72% | |
| 24 | KRG | Kite Realty Group Trust | Stock-Real Estate | 1.11% | — | -1.18% | |
| 25 | OUT | Outfront Media INC | Stock-Other | 0.99% | — | -3.56% | |
| 26 | SBAC | Sba Communications CORP | Stock-Real Estate | 0.94% | -0.27% | -9.15% | |
| 27 | OHI | Omega Healthcare Investors | Stock-Real Estate | 0.91% | -0.17% | -10.93% | |
| 28 | VTR | Ventas INC | Stock-Real Estate | 0.85% | +0.21% | +30.37% | |
| 29 | WMB | Williams Cos INC | Stock-Energy | 0.83% | +0.13% | +2.34% | |
| 30 | WY | Weyerhaeuser Co | Stock-Real Estate | 0.82% | -0.56% | -40.30% | |
| 31 | RYN | Rayonier INC | Stock-Real Estate | 0.78% | +0.25% | +60.10% | |
| 32 | CTRE | Caretrust Reit INC | Stock-Real Estate | 0.76% | -0.32% | -27.27% | |
| 33 | O | Realty Income CORP | Stock-Real Estate | 0.71% | -0.31% | -33.70% | |
| 34 | EQR | Equity Residential | Stock-Real Estate | 0.66% | -0.18% | -12.88% | |
| 35 | GLPI | Gaming And Leisure Propertie | Stock-Real Estate | 0.63% | +0.06% | +17.10% | |
| 36 | ETR | Entergy CORP | Stock-Utilities | 0.59% | +0.11% | +5.54% | |
| 37 | CSX | Csx CORP | Stock-Industrials | 0.59% | — | -0.64% | |
| 38 | UNP | Union Pacific CORP | Stock-Industrials | 0.57% | — | +2.67% | |
| 39 | CZR | Caesars Entertainment INC | Stock-Consumer Disc | 0.56% | — | -10.47% | |
| 40 | SRE | Sempra | Stock-Utilities | 0.56% | — | +1.87% | |
| 41 | AKR | Acadia Realty Trust | Stock-Other | 0.54% | -0.15% | -12.78% | |
| 42 | LAMR | Lamar Advertising Co-a | Stock-Real Estate | 0.53% | — | +3.11% | |
| 43 | PACS | Pacs Group INC | Stock-Other | 0.51% | -0.15% | -3.94% | |
| 44 | NTST | Netstreit CORP | Stock-Other | 0.48% | +0.34% | +242.84% | |
| 45 | HIW | Highwoods Properties INC | Stock-Real Estate | 0.46% | -0.12% | +0.45% | |
| 46 | TRGP | Targa Resources CORP | Stock-Energy | 0.45% | +0.14% | +11.68% | |
| 47 | LNT | Alliant Energy CORP | Stock-Utilities | 0.41% | — | -9.37% | |
| 48 | KRC | Kilroy Realty CORP | Stock-Real Estate | 0.39% | -0.26% | -16.99% | |
| 49 | NI | Nisource INC | Stock-Utilities | 0.38% | — | +2.03% | |
| 50 | NSC | Norfolk Southern CORP | Stock-Industrials | 0.37% | — | +2.91% |
Performance for Q3 2026
+3.4%
Performance Last 4 Quarters
+17.8%
Based on 85% of reported portfolio value with available pricing
| Period | Holdings | Total value | Stability | Top holdings |
|---|---|---|---|---|
| 2026-03-31 | 442 | $57.6B | 19 | |
| 2025-12-31 | 448 | $55.3B | 18 | |
| 2025-09-30 | 446 | $55.4B | 32 | |
| 2025-06-30 | 443 | $54.5B | 0 | |
| 2025-03-31 | 445 | $54.1B | 100 | |
| 2024-12-31 | 409 | $52.8B | 0 | |
| 2024-09-30 | 412 | $56.2B | 0 | |
| 2024-06-30 | 446 | $47.7B | 0 | |
| 2024-03-31 | 386 | $47.8B | 0 | |
| 2023-12-31 | 395 | $49.4B | 0 | |
| 2023-09-30 | 395 | $43.5B | 0 | |
| 2023-06-30 | 396 | $47.5B | 0 | |
| 2023-03-31 | 402 | $46.3B | 0 | |
| 2022-12-31 | 402 | $45.3B | 0 | |
| 2022-09-30 | 403 | $44.7B | 0 | |
| 2022-06-30 | 405 | $50.9B | 0 | |
| 2022-03-31 | 403 | $59.7B | 0 | |
| 2021-12-31 | 406 | $61.5B | 0 | |
| 2021-09-30 | 393 | $53.6B | 0 | |
| 2021-06-30 | 390 | $52.6B | 94 | |
| 2021-03-31 | 391 | $46.7B | 25 | |
| 2020-12-31 | 375 | $41.6B | 39 | |
| 2020-09-30 | 371 | $37.6B | 28 | |
| 2020-06-30 | 379 | $35.8B | 41 | |
| 2020-03-31 | 403 | $31.0B | 39 | |
| 2019-12-31 | 390 | $40.2B | 34 | |
| 2019-09-30 | 398 | $39.9B | 29 | |
| 2019-06-30 | 397 | $36.1B | 24 | |
| 2019-03-31 | 419 | $36.0B | 39 | |
| 2018-12-31 | 409 | $31.4B | 37 | |
| 2018-09-30 | 413 | $34.4B | 36 | |
| 2018-06-30 | 440 | $34.9B | 27 | |
| 2018-03-31 | 439 | $32.7B | 31 | |
| 2017-12-31 | 421 | $36.2B | 31 | |
| 2017-09-30 | 440 | $36.7B | 35 | |
| 2017-06-30 | 436 | $37.7B | 29 | |
| 2017-03-31 | 437 | $37.4B | 100 | |
| 2016-12-31 | 411 | $36.2B | 0 | |
| 2016-09-30 | 403 | $39.0B | 27 | |
| 2016-06-30 | 405 | $38.6B | 35 | |
| 2016-03-31 | 434 | $36.1B | 31 | |
| 2015-12-31 | 433 | $34.8B | 27 | |
| 2015-09-30 | 435 | $33.0B | 28 | |
| 2015-06-30 | 459 | $33.0B | 27 | |
| 2015-03-31 | 446 | $37.0B | 32 | |
| 2014-12-31 | 451 | $35.9B | 34 | |
| 2014-09-30 | 469 | $33.1B | 100 | |
| 2014-06-30 | 452 | $34.9B | 0 | |
| 2014-03-31 | 425 | $33.1B | 27 | |
| 2013-12-31 | 430 | $30.6B | 23 | |
| 2013-09-30 | 410 | $31.0B | 26 | |
| 2013-06-30 | 391 | $32.2B | 0 |
Cohen & Steers, INC.'s most significant position changes for 2026-03-31: Trim: Invitation Homes INC (INVH) — shares -37.92%; Add: Equinix INC (EQIX) — shares +8.52%; Add: Welltower INC (WELL) — shares +6.96%; Add: Digital Realty Trust INC (DLR) — shares +0.63%; Trim: Essex Property Trust INC (ESS) — shares -19.28%.
| # | Ticker | Issuer | Weight Change | Shares Change | Action |
|---|---|---|---|---|---|
| 1 | EQIX | Equinix INC | +1.2% | +8.52% | Add |
| 2 | WELL | Welltower INC | +1.1% | +6.96% | Add |
| 3 | DLR | Digital Realty Trust INC | +1% | +0.63% | Add |
| 4 | EPRT | Essential Properties Realty | +0.6% | +59.08% | Add |
| 5 | ADC | Agree Realty CORP | +0.5% | +26.74% | Add |
| 6 | KIM | Kimco Realty CORP | +0.4% | +15.71% | Add |
| 7 | SUI | Sun Communities INC | +0.4% | +19.92% | Add |
| 8 | NTST | Netstreit CORP | +0.3% | +242.84% | Add |
| 9 | RYN | Rayonier INC | +0.3% | +60.10% | Add |
| 10 | VTR | Ventas INC | +0.2% | +30.37% | Add |
| 11 | BYD | Boyd Gaming CORP | +0.2% | +164.77% | Add |
| 12 | PSA | Public Storage | +0.2% | +10.41% | Add |
| 13 | EGP | Eastgroup Properties INC | +0.2% | +19.70% | Add |
| 14 | NSA | National Storage Affiliates | +0.2% | +107.92% | Add |
| 15 | TRGP | Targa Resources CORP | +0.1% | +11.68% | Add |
| 16 | WMB | Williams Cos INC | +0.1% | +2.34% | Add |
| 17 | ETR | Entergy CORP | +0.1% | +5.54% | Add |
| 18 | HTO | H2o America | +0.1% | +195.29% | Add |
| 19 | XEL | Xcel Energy INC | +0.1% | +63.65% | Add |
| 20 | VG | Venture Global Inc-cl A | +0.1% | +0.91% | Add |
| 21 | AEE | Ameren Corporation | +0.1% | +18.96% | Add |
| 22 | GLPI | Gaming And Leisure Propertie | +0.1% | +17.10% | Add |
| 23 | IRM | Iron Mountain INC | 0% | -14.46% | Trim |
| 24 | NEE | Nextera Energy INC | 0% | -6.72% | Trim |
| 25 | ELS | Equity Lifestyle Properties | 0% | +3.93% | Add |
| 26 | EXR | Extra Space Storage INC | 0% | +2.71% | Add |
| 27 | HPP | Hudson Pacific Properties In | -0.1% | +2.94% | Add |
| 28 | PLD | Prologis INC | -0.1% | -1.41% | Trim |
| 29 | D | Dominion Energy INC | -0.1% | -37.07% | Trim |
| 30 | HIW | Highwoods Properties INC | -0.1% | +0.45% | Add |
| 31 | VICI | Vici Properties INC | -0.1% | -68.23% | Trim |
| 32 | PPL | Ppl CORP | -0.2% | -50.30% | Trim |
| 33 | AKR | Acadia Realty Trust | -0.2% | -12.78% | Trim |
| 34 | PACS | Pacs Group INC | -0.2% | -3.94% | Trim |
| 35 | OHI | Omega Healthcare Investors | -0.2% | -10.93% | Trim |
| 36 | EQR | Equity Residential | -0.2% | -12.88% | Trim |
| 37 | HR | Healthcare Realty Trust INC | -0.2% | -6.85% | Trim |
| 38 | SPG | Simon Property Group INC | -0.2% | -7.61% | Trim |
| 39 | COLD | Americold Realty Trust INC | -0.2% | -100.00% | Trim |
| 40 | KRC | Kilroy Realty CORP | -0.3% | -16.99% | Trim |
| 41 | SBAC | Sba Communications CORP | -0.3% | -9.15% | Trim |
| 42 | O | Realty Income CORP | -0.3% | -33.70% | Trim |
| 43 | CTRE | Caretrust Reit INC | -0.3% | -27.27% | Trim |
| 44 | UDR | Udr INC | -0.4% | -14.42% | Trim |
| 45 | HST | Host Hotels & Resorts INC | -0.4% | -22.00% | Trim |
| 46 | AMH | American Homes 4 Rent- A | -0.5% | -99.97% | Trim |
| 47 | WY | Weyerhaeuser Co | -0.6% | -40.30% | Trim |
| 48 | CCI | Crown Castle INC | -0.7% | +1.44% | Add |
| 49 | ESS | Essex Property Trust INC | -0.8% | -19.28% | Trim |
| 50 | INVH | Invitation Homes INC | -1.3% | -37.92% | Trim |
| Period | Filed | Type | EDGAR |
|---|---|---|---|
| 2026-03-31 | 2026-05-15 | 13F-HR | View on EDGAR |
| 2025-12-31 | 2026-02-13 | 13F-HR | View on EDGAR |
| 2025-09-30 | 2025-11-14 | 13F-HR | View on EDGAR |
| 2025-06-30 | 2025-08-14 | 13F-HR | View on EDGAR |
| 2025-03-31 | 2025-05-15 | 13F-HR | View on EDGAR |
| 2024-12-31 | 2025-02-13 | 13F-HR | View on EDGAR |
| 2024-09-30 | 2024-11-14 | 13F-HR | View on EDGAR |
| 2024-06-30 | 2024-08-13 | 13F-HR | View on EDGAR |
| 2024-03-31 | 2024-05-15 | 13F-HR | View on EDGAR |
| 2023-12-31 | 2024-02-14 | 13F-HR | View on EDGAR |
| 2023-09-30 | 2023-11-14 | 13F-HR | View on EDGAR |
| 2023-06-30 | 2023-08-14 | 13F-HR | View on EDGAR |
| 2023-03-31 | 2023-05-15 | 13F-HR | View on EDGAR |
| 2022-12-31 | 2023-02-14 | 13F-HR | View on EDGAR |
| 2022-09-30 | 2022-11-14 | 13F-HR | View on EDGAR |
| 2022-06-30 | 2022-08-15 | 13F-HR | View on EDGAR |
| 2022-03-31 | 2022-05-16 | 13F-HR | View on EDGAR |
| 2021-12-31 | 2022-02-14 | 13F-HR | View on EDGAR |
| 2021-09-30 | 2021-11-15 | 13F-HR | View on EDGAR |
| 2021-06-30 | 2021-08-16 | 13F-HR | View on EDGAR |
| 2021-03-31 | 2021-05-17 | 13F-HR | View on EDGAR |
| 2020-12-31 | 2021-02-16 | 13F-HR | View on EDGAR |
| 2020-09-30 | 2020-11-16 | 13F-HR | View on EDGAR |
| 2020-06-30 | 2020-08-14 | 13F-HR | View on EDGAR |
| 2020-03-31 | 2020-05-15 | 13F-HR | View on EDGAR |
| 2019-12-31 | 2020-02-14 | 13F-HR | View on EDGAR |
| 2019-09-30 | 2019-11-14 | 13F-HR | View on EDGAR |
| 2019-06-30 | 2019-08-14 | 13F-HR | View on EDGAR |
| 2019-03-31 | 2019-05-15 | 13F-HR | View on EDGAR |
| 2018-12-31 | 2019-02-14 | 13F-HR | View on EDGAR |
| 2018-09-30 | 2018-11-16 | Amendment | View on EDGAR |
| 2018-09-30 | 2018-11-14 | 13F-HR | View on EDGAR |
| 2018-06-30 | 2018-08-14 | 13F-HR | View on EDGAR |
| 2018-03-31 | 2018-05-14 | 13F-HR | View on EDGAR |
| 2017-12-31 | 2018-02-14 | 13F-HR | View on EDGAR |
| 2017-09-30 | 2017-11-14 | 13F-HR | View on EDGAR |
| 2017-06-30 | 2017-08-14 | 13F-HR | View on EDGAR |
| 2017-03-31 | 2017-05-15 | 13F-HR | View on EDGAR |
| 2016-12-31 | 2017-02-22 | Amendment | View on EDGAR |
| 2016-12-31 | 2017-02-14 | 13F-HR | View on EDGAR |
| 2016-09-30 | 2016-11-14 | 13F-HR | View on EDGAR |
| 2016-06-30 | 2016-08-22 | Amendment | View on EDGAR |
| 2016-06-30 | 2016-08-18 | Amendment | View on EDGAR |
| 2016-06-30 | 2016-08-15 | 13F-HR | View on EDGAR |
| 2016-03-31 | 2016-05-16 | 13F-HR | View on EDGAR |
| 2015-12-31 | 2016-02-16 | 13F-HR | View on EDGAR |
| 2015-09-30 | 2015-11-16 | 13F-HR | View on EDGAR |
| 2015-06-30 | 2015-08-14 | 13F-HR | View on EDGAR |
| 2015-03-31 | 2015-05-15 | 13F-HR | View on EDGAR |
| 2014-12-31 | 2015-02-17 | 13F-HR | View on EDGAR |
| 2014-09-30 | 2014-11-14 | 13F-HR | View on EDGAR |
| 2014-06-30 | 2014-09-12 | Amendment | View on EDGAR |
| 2014-06-30 | 2014-08-14 | 13F-HR | View on EDGAR |
| 2014-03-31 | 2014-05-15 | 13F-HR | View on EDGAR |
| 2013-12-31 | 2014-02-14 | 13F-HR | View on EDGAR |
| 2013-09-30 | 2013-11-14 | 13F-HR | View on EDGAR |
| 2013-06-30 | 2013-08-14 | 13F-HR | View on EDGAR |
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