Cohen & Steers (CNS)
Manager of listed real estate, infrastructure, preferred securities and private real estate.
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Manages listed and private real estate, preferred securities, infrastructure, natural resources and multi-strategy real assets through funds, ETFs and institutional accounts. Fees largely track assets under management, with most assets still concentrated in real estate strategies.
Manages active portfolios in listed and private real estate, preferred securities, global listed infrastructure, natural resource equities, commodities and multi-strategy real assets. Products span open-end and closed-end funds, ETFs, a non-traded REIT and institutional advised or subadvised accounts. Specialist teams combine top-down and bottom-up fundamental research for wealth and institutional clients.
Founded in 1986 around listed real estate, the manager now serves U.S. and international markets from offices in New York, Europe and Asia. Revenue comes mainly from advisory and administration fees tied to assets under management, with some performance-based fees. Most managed assets remain concentrated in real estate strategies, making fee revenue sensitive to property-security values, investment performance and client flows.
Company facts
Target rangeAs of Sep 21, 2026
Latest analyst notes
| Date | Firm | Action | Prior | Current |
|---|---|---|---|---|
| Aug 10, 2026 | Evercore ISI | Reiterate | Rating: —Target: $84 | Target: $88 |
| Jul 10, 2026 | Evercore ISI | Reiterate | Rating: —Target: $82 | Target: $84 |
| Jun 8, 2026 | Evercore ISI | Target | Target: $76 | Target: $82 |
| Apr 20, 2026 | Evercore ISI | Target | Target: $75 | Target: $76 |
| Apr 10, 2026 | Evercore ISI | Target | Target: $73 | Target: $75 |
EPSReportedEstimate
RevenueReportedEstimate
Balance sheet, Jun 30, 2026Cash & short-term investments $612.2M · Total debt $134.4M · Total assets $901.0M · Shareholders' equity $589.4M
- Revenue
- $166.9M
- Operating income
- $67.0M
- Net income
- $49.3M
HistoryDividendAnnual yield
| Institutions | ≈ 58.16% | 29.90M shares | |
|---|---|---|---|
| 316 holders · as of Jun 30, 2026 · largest filers plus last quarter's tail | |||
| Insiders | 45.42% | 23.36M shares | |
| 21 holders · as of Aug 21, 2026 | |||
| Adds to | 103.58% | ||
51.42M company shares as of Sep 22, 2026 · institutions as of Jun 30, 2026 · holders as of their latest filing
This quarter's institutional total failed a plausibility check; shown: the largest filers plus last quarter's remainder.
These groups come from separate filings that can overlap, so they add to 103.58%; nothing is left for Other.
Top shareholders13F · 13D/G · Form 4
| Holder | Stake | Shares | Date |
|---|---|---|---|
Robert Hamilton Steers1Insiderdirector, 10 percent owner, officer: Executive Chairman | 23.15% | 11.78M | filed Feb 2, 2026 |
Martin CohenInsiderdirector, 10 percent owner | 17.54% | 9.02M | filed Jul 6, 2026 |
BlackRock, Inc.Institution | 8.77% | 4.51M | as of Jun 30, 2026 |
Vanguard Portfolio Management LLCInstitution | 3.31% | 1.70M | as of Jun 30, 2026 |
Joseph M. HarveyInsiderdirector, officer: Chief Executive Officer | 2.61% | 1.34M | filed Aug 21, 2026 |
- Robert Hamilton Steers's transaction reports restate only vehicles that traded; the 2022 ownership statement (11.78M) plus the 122.9K net shares acquired since is used instead.
Insider tradesForm 4
| Date | Insider | Role | Shares | Avg price |
|---|---|---|---|---|
| Jul 20, 2026 | Elena Dulik | officer: Chief Accounting Officer, SVP | −1,100 | $83.16 |
| Jun 16, 2026 | Daniel Noonan | officer: Executive Vice President | −4,360 | $77.33 |
| May 26, 2026 | Jon Cheigh | officer: President and CIO | −10,500 | $71.75 |
| Feb 12, 2026 | Francis C. Poli | officer: GC, Secretary, EVP | −10,000 | $65.73 |
| Feb 11, 2026 | Francis C. Poli | officer: GC, Secretary, EVP | −9,696 | $65.63 |
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Compare
| Company | Price | Change | |||||
|---|---|---|---|---|---|---|---|
| Cohen & Steers | $74.17 | −0.35% | $3.83B | 22.8 | 19.8 | 6.4 | +6.6% |
| BlackRock | $1,069.85 | −1.87% | $168.99B | 26.1 | 17.9 | 6.2 | +30.6% |
| Invesco | $30.80 | −1.85% | $13.91B | — | 10.1 | 2.0 | +20.3% |
| Blackstone | $124.49 | −1.52% | $152.70B | 28.1 | 19.4 | 9.5 | +2.4% |
| Principal Financial Group | $113.16 | −2.84% | $24.94B | 16.6 | 11.4 | 1.6 | +8.9% |
| T. Rowe Price | $103.30 | −1.27% | $22.42B | 10.5 | 10.0 | 3.0 | +10.7% |
| Brookfield Asset Management | $46.34 | +0.26% | $73.80B | 26.9 | 23.0 | 13.7 | +58.7% |
| Median | 26.1 | 14.6 | 4.6 | +15.5% |