UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
Form 13F
Form 13F COVER PAGE
Report for the Calendar Year or Quarter Ended: June 30, 2006
Check here if Amendment [ ]; Amendment Number:
This Amendment (Check only one.): [ ] is a restatement.
[ ] adds new holdings entries.
Institutional Investment Manager Filing this Report:
Name: Cohen & Steers Capital Management Inc.
Address: 280 Park Avenue
10th Floor
New York, NY 10017
Form 13F File Number: 28-2405
The institutional investment manager filing this report and the person by whom
it is signed hereby represent that the person signing the report is authorized
to submit it, that all information contained herein is true, correct and
complete, and that it is understood that all required items, statements,
schedules, lists, and tables, are considered integral parts of this form.
Person Signing this Report on Behalf of Reporting Manager:
Name: Robert Steers
Title: Co-Chariman and Co-Chief Executive Officer
Phone: (212) 832-3232
Signature, Place, and Dating of Signing:
/s/ Robert Steers New York, NY August 14, 2006
----------------- --------------- ------------------
Report Type (Check only one.):
[ ] 13F HOLDINGS REPORT. (Check here if all holdings of this reporting
manager are reported in this report.)
[ ] 13F NOTICE. (Check here if no holdings reported are in this report, and all
holdings are reported by other reporting manager(s).)
[X] 13F COMBINATION REPORT. (Check here if a portion of the holdings for this
reporting manager are reported in this report and a portion are reported by
other reporting manager(s).)
List of Other Managers Reporting for this Manager:
[If there are no entries in this list, omit this section.]
Form 13F File Number Name
028-01190 FRANK RUSSELL COMPANY
Form 13F SUMMARY PAGE
Report Summary:
Number of Other Included Managers: 1
Form 13F Information Table Entry Total: 232
Form 13F Information Table Value Total: 17,824,287 (thousands)
List of Other Included Managers:
Provide a numbered list of the name(s) and Form 13F file number(s) of all
institutional investment managers with respect to which this report is filed,
other than the manager filing this report.
No. Form 13F File Number Name
01 Houlihan Rovers, SA
FORM 13F INFORMATION TABLE
ITEM 1: ITEM 2: ITEM 3: ITEM 4: ITEM 5: ITEM 6: ITEM 7: ITEM 8:
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TITLE
OF VALUE SHARES/ SH/ PUT/ INVSTMT OTHER VOTING AUTHORITY
NAME OF ISSUER CLASS CUSIP (X$1000) PRN AMT PRN CALL DSCRETN MANAGERS SOLE SHARED NONE
-------------------------- ------- -------- ------- --------- -------- ------- -------- ------ ------- -------
3M Co COM 88579Y101 1,955 24,200 SH Defined 24,200
AGL Resources COM 001204106 24,328 638,196 SH Defined 638,196
AMB Property Corp. COM 00163T109 130,184 2,565,092 SH Defined 2,416,180 148,912
Abbott Laboratories COM 002824100 2,276 52,200 SH Defined 52,200
Ace LTD COM G0070K103 293 5,800 SH Defined 5,800
Aflac Inc COM 001055102 621 13,400 SH Defined 13,400
Alexandria Real Estate COM 015271109 192,988 2,174,783 SH Defined 2,019,435 155,348
Allstate Corp COM 020002101 405 7,400 SH Defined 7,400
Altria Group Inc COM 02209S103 5,933 80,800 SH Defined 80,800
Ameren Corp COM 023608102 143,210 2,835,844 SH Defined 2,835,844
American Campus Communities COM 024835100 50,851 2,046,300 SH Defined 2,046,300
American Financial Realty Tr COM 02607P305 32,849 3,393,500 SH Defined 3,393,500
Anheuser-Busch Co COM 035229103 1,910 41,900 SH Defined 41,900
Apartment Investment COM 03748R101 364,133 8,368,667 SH Defined 7,954,998 413,669
Archstone-Smith Tr. COM 039583109 489,581 9,602,290 SH Defined 9,248,208 354,082
Ashford Hospitality Trust COM 044103109 33,958 2,690,800 SH Defined 2,690,800
Atmos Energy Corp COM 049560105 5,875 210,500 SH Defined 210,500
Automatic Data Processing COM 053015103 281 6,200 SH Defined 6,200
AvalonBay Comm. COM 053484101 539,744 4,870,781 SH Defined 4,588,622 282,159
Avery Dennison Corp. COM 053611109 1,742 30,000 SH Defined 30,000
BP plc COM 055622104 292 4,200 SH Defined 4,200
BRE Properties COM 05564E106 262,542 4,767,088 SH Defined 4,428,911 338,177
Baker Hughes Inc COM 057224107 450 5,500 SH Defined 5,500
Bank of America Corp. COM 060505104 6,190 128,700 SH Defined 128,700
Becton Dickinson COM 075887109 226 3,700 SH Defined 3,700
Bellsouth Corp COM 079860102 3,682 101,700 SH Defined 101,700
BioMed Property Trust COM 09063H107 95,240 3,181,039 SH Defined 3,042,339 138,700
Boeing Co COM 097023105 221 2,700 SH Defined 2,700
Boston Properties COM 101121101 506,708 5,593,080 SH Defined 5,274,622 318,458
Brandywine Realty Tr. COM 105368203 295,032 9,166,357 SH Defined 9,129,334 37,023
Brookfield Properties COM 112900105 367,292 11,417,207 SH Defined 10,711,857 705,350
CBL & Associates COM 124830100 101,117 2,588,792 SH Defined 2,502,481 86,311
CMS Energy Corp COM 125896100 1,742 134,600 SH Defined 134,600
Camden Ppty Trust COM 133131102 209,912 2,852,861 SH Defined 2,791,371 61,490
CarrAmerica Realty Corp COM 144418100 1,460 25,516 SH Defined 25,516
Cathay Pacific Airways COM 148906308 197 22,500 SH Defined 22,500
Cedar Shopping Centers Inc. COM 150602209 62,974 4,278,100 SH Defined 4,278,100
ChevronTexaco Corp. COM 166764100 4,139 66,700 SH Defined 66,700
Citigroup Inc COM 172967101 6,026 124,900 SH Defined 124,900
Citizens Communications Co. COM 17453B101 30,538 2,340,100 SH Defined 2,340,100
Cleco Corporation COM 12561W105 12,288 528,516 SH Defined 528,516
Coca-cola Co/The COM 191216100 1,828 42,500 SH Defined 42,500
Colonial Property Tr COM 195872106 222,641 4,506,900 SH Defined 4,506,900
Comerica COM 200340107 3,785 72,800 SH Defined 72,800
Commercial Net Lease COM 202218103 18,637 934,200 SH Defined 934,200
ConocoPhillips COM 20825C104 2,156 32,900 SH Defined 32,900
Consolidated Edison Inc COM 209115104 108,749 2,447,100 SH Defined 2,447,100
Constellation Energy Group COM 210371100 2,121 38,900 SH Defined 38,900
Contrywide Financial Corp COM 222372104 347 9,100 SH Defined 9,100
Cousins Properties COM 222795106 17,130 553,829 SH Defined 534,429 19,400
Crescent Real Estate COM 225756105 27,280 1,469,840 SH Defined 1,402,940 66,900
DCP Midstream Partners LP COM 23311P100 10,871 385,500 SH Defined 385,500
DPL Inc. COM 233293109 11,505 429,300 SH Defined 429,300
DTE Energy Co COM 233331107 94,199 2,312,200 SH Defined 2,312,200
Developers Divers. COM 251591103 160,443 3,071,440 SH Defined 2,964,091 107,349
Diageo Capital PLC COM 25243Q205 439 6,500 SH Defined 6,500
Diamondrock Hospitality Company COM 252784301 77,342 5,222,300 SH Defined 5,222,300
Digital Realty Trust Inc. COM 253868103 15,091 611,200 SH Defined 611,200
Dominion Resources Inc COM 25746U109 48,520 648,744 SH Defined 648,744
Dow Chemical Co COM 260543103 3,462 88,700 SH Defined 88,700
Du Pont (E.I.) De Nemours COM 263534109 3,540 85,100 SH Defined 85,100
Duke Energy Corporation COM 26441C105 260,492 8,869,320 SH Defined 8,869,320
Duke Realty Corp COM 264411505 101,159 2,865,081 SH Defined 2,819,016 46,065
E.ON AG-Spons ADR COM 268780103 64,322 1,677,238 SH Defined 1,677,238
Eastgroup Properties COM 277276101 10,545 225,900 SH Defined 225,900
Eastman Chemical Company COM 277432100 3,780 70,000 SH Defined 70,000
Edison International COM 281020107 69,726 1,787,840 SH Defined 1,787,840
Education Realty Trust COM 28140H104 53,728 3,226,900 SH Defined 3,226,900
El Paso Electric Co COM 283677854 1,077 53,400 SH Defined 53,400
Eli Lilly & Co COM 532457108 1,752 31,700 SH Defined 31,700
Energy East Corp COM 29266M109 10,747 449,100 SH Defined 449,100
Entergy Corp COM 29364G103 84,065 1,188,204 SH Defined 1,188,204
Entertainment Properties COM 29380T105 84,753 1,968,700 SH Defined 1,815,600 153,100
Equitable Resources Inc COM 294549100 52,438 1,565,320 SH Defined 1,565,320
Equity Inns Inc COM 294703103 23,227 1,402,600 SH Defined 1,402,600
Equity Office Pptys COM 294741103 896,377 24,509,323 SH Defined 23,534,730 974,593
Equity One COM 294752100 25,490 1,219,600 SH Defined 1,219,600
ITEM 1: ITEM 2: ITEM 3: ITEM 4: ITEM 5: ITEM 6: ITEM 7: ITEM 8:
--------------------------- ------- --------- ------- ----------------- ------- -------- --------------------------
TITLE
OF VALUE SHARES/ SH/ PUT/ INVSTMT OTHER VOTING AUTHORITY
NAME OF ISSUER CLASS CUSIP (X1000) PRN AMT PRN CALL DSCRETN MANAGERS SOLE SHARED NONE
--------------------------- ------- -------- ------- -------- --- ---- ------- -------- ---- ------ ------
Equity Residential COM 29476L107 537,913 11,996,085 SH Defined 11,305,171 690,914
Essex Property Tr. COM 297178105 175,103 1,568,179 SH Defined 1,461,779 106,400
Exelon Corp COM 30161N101 139,364 2,452,297 SH Defined 2,452,297
Extra Space Storage Inc. COM 30225T102 100,449 6,185,300 SH Defined 5,790,000 395,300
Exxon Mobil Corp COM 30231G102 460 7,500 SH Defined 7,500
FPL Group Inc COM 302571104 66,538 1,607,986 SH Defined 1,607,986
Fairpoint Communicationss Inc COM 305560104 26,510 1,841,000 SH Defined 1,841,000
Federal Realty Inv. COM 313747206 168,048 2,400,546 SH Defined 2,241,646 158,900
Fifth Third Bancorp COM 316773100 3,418 92,500 SH Defined 92,500
First Horizon National Corp. COM 320517105 5,019 124,850 SH Defined 124,850
First Industrial Rlty COM 32054K103 80,915 2,132,700 SH Defined 2,132,700
FirstEnergy Corp COM 337932107 68,915 1,271,255 SH Defined 1,271,255
Forest City Enterprises COM 345550107 18,936 379,400 SH Defined 237,700 141,700
GMH Communities Trust COM 36188G102 65,896 4,999,681 SH Defined 4,919,681 80,000
General Dynamics Corp COM 369550108 281 4,300 SH Defined 4,300
General Electric COM 369604103 3,991 121,100 SH Defined 121,100
General Growth COM 370021107 158,919 3,509,879 SH Defined 3,370,950 138,929
General Mills Inc COM 370334104 1,917 37,100 SH Defined 37,100
Glenborough Realty COM 37803P105 74,004 3,435,638 SH Defined 3,061,438 374,200
Glimcher Realty Tr COM 379302102 129,945 5,237,600 SH Defined 5,237,600
GlobalSantaFe Corp COM G3930E101 583 10,100 SH Defined 10,100
Gramercy Capital Corp COM 384871109 46,233 2,200,000 SH Defined 2,200,000
HCC Insurance Inc COM 404132102 486 16,500 SH Defined 16,500
HJ Heinz Company COM 423074103 2,984 72,400 SH Defined 72,400
HRPT Properties Tr. COM 40426W101 80,656 6,977,200 SH Defined 6,977,200
HSBC Holdings COM 404280406 424 4,800 SH Defined 4,800
Harrah's Entertainment COM 413619107 242 3,400 SH Defined 3,400
Hawaiian Electric Industries COM 419870100 20,391 730,600 SH Defined 730,600
Health Care Ppty COM 421915109 219,700 8,213,702 SH Defined 8,185,800 27,902
Health Care REIT COM 42217K106 170,249 4,871,225 SH Defined 4,871,225
Healthcare Rlty Tr. COM 421946104 43,842 1,376,500 SH Defined 1,376,500
Heritage Property Investment COM 42725M107 103,311 2,958,500 SH Defined 2,958,500
Hershey Company COM 427866108 242 4,400 SH Defined 4,400
Highwoods Properties COM 431284108 117,929 3,259,500 SH Defined 3,259,500
Hilton Hotels Corp COM 432848109 141,259 4,993,002 SH Defined 4,715,805 277,197
Home Properties COM 437306103 248,654 4,474,797 SH Defined 4,458,139 16,658
Hospitality Pptys Tr COM 44106M102 131,580 2,995,900 SH Defined 2,995,900
Host Hotels & Resorts COM 44107P104 300,962 13,749,988 SH Defined 12,808,482 941,506
ITC Holdings Corp. COM 465685105 12,264 461,400 SH Defined 461,400
Inland Real Estate Corp COM 457461200 93,918 6,311,700 SH Defined 6,154,600 157,100
Intel Corp COM 458140100 222 11,700 SH Defined 11,700
Intercontinental Hotels COM 45857P202 252 14,300 SH Defined 14,300
J.C. Penney COM 708160106 304 4,500 SH Defined 4,500
JPMorgan Chase and Co COM 46625H100 512 12,200 SH Defined 12,200
Johnson and Johnson COM 478160104 581 9,700 SH Defined 9,700
Kellogg Co COM 487836108 3,584 74,000 SH Defined 74,000
KeyCorp COM 493267108 5,102 143,000 SH Defined 143,000
Keyspan Corp COM 49337W100 41,168 1,019,000 SH Defined 1,019,000
Kilroy Realty COM 49427F108 108,044 1,495,375 SH Defined 1,448,675 46,700
Kimberly-Clark Corp COM 494368103 3,807 61,700 SH Defined 61,700
Kimco Realty Corp. COM 49446R109 5,368 130,865 SH Defined 72,700 58,165
Kinder Morgan Inc COM 49455P101 15,503 155,200 SH Defined 155,200
Leggett & Platt Inc COM 524660107 1,831 73,300 SH Defined 73,300
Lexington Corporate COM 529043101 43,995 2,036,800 SH Defined 2,036,800
Liberty Property Tr COM 531172104 414,719 9,374,795 SH Defined 9,211,500 163,295
Limited Brands COM 532716107 1,917 74,900 SH Defined 74,900
Linear Technology Corp COM 535678106 315 9,400 SH Defined 9,400
Lockheed Martin Corp COM 539830109 495 6,900 SH Defined 6,900
Macerich COM 554382101 394,242 5,610,477 SH Defined 5,419,177 191,300
Mack-Cali Realty COM 554489104 424,411 9,235,097 SH Defined 8,947,436 287,661
Magellan Midstream Holdings COM 55907R108 4,837 232,000 SH Defined 232,000
Maguire Properties COM 559775101 212,598 6,042,254 SH Defined 5,940,568 101,686
Masco Corp COM 574599106 1,675 56,500 SH Defined 56,500
Medical Properties Trust COM 58463J304 28,059 2,541,600 SH Defined 2,541,600
Microchip Technology COM 595017104 322 9,600 SH Defined 9,600
Microsoft Corp COM 594918104 217 9,300 SH Defined 9,300
Mid-America Apt Communities COM 59522J103 75,313 1,350,900 SH Defined 1,350,900
Mills Corp COM 601148109 165,330 6,180,360 SH Defined 5,963,437 216,923
Mission West COM 605203108 25,056 2,261,400 SH Defined 2,261,400
National City Corp. COM 635405103 5,562 153,700 SH Defined 153,700
Nationwide Health COM 638620104 209,343 9,299,983 SH Defined 9,242,283 57,700
New Plan Excel Rlty COM 648053106 29,769 1,204,127 SH Defined 1,198,400 5,727
Newcastle Investment Corporation COM 65105M108 141,475 5,587,476 SH Defined 5,587,476
Newell Rubbermaid Inc. COM 651229106 3,681 142,500 SH Defined 142,500
NiSource Inc COM 65473P105 3,473 159,000 SH Defined 159,000
Nike Inc. COM 654106103 446 5,500 SH Defined 5,500
Nordstrom Inc COM 655664100 208 5,700 SH Defined 5,700
Northeast Utilities COM 664397106 14,893 720,500 SH Defined 720,500
Northrop Grumman Corp COM 666807102 333 5,200 SH Defined 5,200
Nstar COM 67019E107 21,653 757,100 SH Defined 757,100
ITEM 1: ITEM 2: ITEM 3: ITEM 4: ITEM 5: ITEM 6: ITEM 7: ITEM 8:
--------------------------- ------- --------- ------- ----------------- ------- -------- --------------------------
TITLE
OF VALUE SHARES/ SH/ PUT/ INVSTMT OTHER VOTING AUTHORITY
NAME OF ISSUER CLASS CUSIP (X1000) PRN AMT PRN CALL DSCRETN MANAGERS SOLE SHARED NONE
--------------------------- ------- --------- ------- -------- --- ---- ------- -------- ------ ------- ------
Omega Healthcare COM 681936100 2,850 215,600 SH Defined 215,600
PACCAR Inc. COM 693718108 313 3,800 SH Defined 3,800
PG&E Corp COM 69331C108 96,441 2,455,207 SH Defined 2,455,207
PPG Industries Inc. COM 693506107 1,894 28,700 SH Defined 28,700
PPL Corp COM 69351T106 54,225 1,678,778 SH Defined 1,678,778
Pan Pacific COM 69806L104 66,967 959,573 SH Defined 898,786 60,787
Pennsylvania REIT COM 709102107 66,962 1,658,700 SH Defined 1,658,700
Pepco Holdings Inc COM 713291102 56,592 2,400,000 SH Defined 2,400,000
Pfizer Inc. COM 717081103 5,119 218,100 SH Defined 218,100
Pinnacle West Capital Corp COM 723484101 52,897 1,325,400 SH Defined 1,325,400
Pitney Bowes Inc COM 724479100 3,416 82,700 SH Defined 82,700
Post Properties COM 737464107 120,232 2,563,511 SH Defined 2,539,274 24,237
ProLogis COM 743410102 321,527 6,152,299 SH Defined 5,803,945 348,354
Procter & Gamble Company COM 742718109 612 11,000 SH Defined 11,000
Progress Energy Inc COM 743263105 85,939 2,004,650 SH Defined 2,004,650
Public Service Enterprise Group COM 744573106 105,530 1,596,043 SH Defined 1,596,043
Public Storage Inc. COM 74460D109 233,652 3,069,213 SH Defined 2,876,455 192,758
Public Storage-Series A COM 74460D729 22,060 826,200 SH Defined 826,200
PS Business Parks Inc. COM 69360J107 352 2,330 SH Defined 2,330
Questar Corp COM 748356102 2,547 31,639 SH Defined 31,639
RR Donnelley & Sons COM 257867101 3,521 110,200 SH Defined 110,200
Ramco-Gershenson COM 751452202 43,347 1,609,600 SH Defined 1,609,600
Reckson Assoc COM 75621K106 312,494 7,539,668 SH Defined 7,374,862 164,806
Republic Property Trust COM 760737106 8,120 821,837 SH Defined 821,837
SL Green Realty COM 78440X101 137,000 1,245,080 SH Defined 1,172,335 72,745
Scana Corp Hldg Co. COM 80589M102 7,947 206,000 SH Defined 206,000
Scottish Power COM 81013T804 17,740 411,223 SH Defined 411,223
Sempra Energy COM 816851109 11,755 258,468 SH Defined 258,468
Senior Housing Pptys COM 81721M109 68,314 3,814,300 SH Defined 3,814,300
Shurgard Storage COM 82567D104 143,603 2,292,676 SH Defined 2,127,731 164,945
Simon Property Group COM 828806109 547,076 6,577,149 SH Defined 6,301,361 275,788
Sonoco Products Co COM 835495102 1,719 54,300 SH Defined 54,300
Southern Co COM 842587107 128,053 3,995,424 SH Defined 3,995,424
Southern Union Co COM 844030106 541 20,000 SH Defined 20000
Sovran Self Storage COM 84610H108 59541 1172300 SH Defined 1172300
Spirit Finance Corp. COM 848568309 85068 7554900 SH Defined 7554900
Starwood Hotels COM 85590A401 151859 2516725 SH Defined 2352225 164500
Strategic Hotel Capital COM 86272T106 172373 8311125 SH Defined 7923425 387700
Sun Communities COM 866674104 92805 2852906 SH Defined 2673106 179800
TXU Corp COM 873168108 93929 1570980 SH Defined 1570980
Tanger Factory Ctrs COM 875465106 92787 2864559 SH Defined 2663199 201360
Taubman Centers COM 876664103 61038 1483200 SH Defined 1404659 78541
Teekay LNG Partners LP COM Y8564M105 6062 199400 SH Defined 199400
Teva Pharmaceutical COM 881624209 208 6600 SH Defined 6600
Thomas Properties Group COM 884453101 7219 613900 SH Defined 405500 208400
Trizec Properties Inc. COM 89687P107 174 4756 SH Defined 4756
U-Store-It Trust COM 91274F104 104696 5551202 SH Defined 5283102 268100
US Bancorp COM 902973304 5839 189100 SH Defined 189100
United Dominion COM 910197102 117464 4181327 SH Defined 4137100 44227
United Parcel Svc COM 911312106 436 5300 SH Defined 5300
Urstadt Biddle Class A COM 917286205 22788 1398877 SH Defined 1398877
Vectren Corporation COM 92240G101 11278 413867 SH Defined 413867
Ventas Inc. COM 92276F100 396883 11714361 SH Defined 11377461 336900
Verizon Communications COM 92343V104 5553 165800 SH Defined 165800
Vornado Realty Tr. COM 929042109 752244 7700286 SH Defined 7337842 362444
WPS Resources Corp COM 92931B106 3755 75700 SH Defined 75700
Wal-Mart De Mexico SA COM 93114W107 430 15300 SH Defined 15300
Washington Mutual COM 939322103 5898 129400 SH Defined 129400
Waste Management Inc COM 94106L109 1317 36700 SH Defined 36700
Wells Fargo and Co COM 949746101 671 10000 SH Defined 10000
Weyerhaeuser Co COM 962166104 1531 24600 SH Defined 24600
Williams Cos Inc COM 969457100 1128 48300 SH Defined 48300
Williams Partners LP COM 96950F104 10552 335400 SH Defined 335400
Windrose Medical Properties COM 973491103 7499 513600 SH Defined 513600
Worthington Industries Inc COM 981811102 3851 183800 SH Defined 183800
Xcel Energy Inc COM 98389B100 69482 3622603 SH Defined 3622603
iStar Financial COM 45031U101 125583 3326700 SH Defined 3326700
Abbey Nat. ADR 7.375% GDR 002920809 12628 493264 SH Defined 493264
Abbey Nat. ADR 7.375% ADR PRF 002920700 997 38100 SH Defined 38100
Crescent Real Estate Pr.A PFD 225756204 51,121 2425100 SH Defined 2425100
Felcor Lodging Pr.A PFD 31430F200 3256 133500 SH Defined 133500
Royal Bank of Scotland Pr.H SPN ADR 780097879 2769 110000 SH Defined 110000
Windrose Medical Prop. Pr.A PFD 973491202 3044 120800 SH Defined 120800
HSBC Holdings PLC 6.20% ADR 404280604 490 21,100 SH Defined 21,100
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232 Data Records
17,824,287 Value Total
01 Other Manager on whose behalf report is filed