Funds › Duff & Phelps Investment Management Co
Duff & Phelps Investment Management Co
13F for Q3 2026, filed Nov 6, 2026. 161 positions worth $9.7B.Managers with more than $100 million in US-listed stocks list their holdings each quarter, within 45 days of quarter end. Long positions only: no short sales or cash.
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Holdings, Q3 2026
Largest first. Common shares only; puts and calls are under All positions.
| # | The fund's own figures at the end of the quarter. A report can be up to 45 days old when it is filed. Options and bonds are not counted here. | Filing | ||||
|---|---|---|---|---|---|---|
| 1 | WELL Welltower Inc. | 2.83M | $652.6M | 6.7% | -6.3% | 13F ↗ |
| 2 | PLD Prologis, Inc. | 3.32M | $431.5M | 4.5% | +3.0% | 13F ↗ |
| 3 | EQIX Equinix, Inc. | 407,523 | $412.2M | 4.3% | -4.6% | 13F ↗ |
| 4 | DLR Digital Realty Trust, Inc. | 1.62M | $284.1M | 2.9% | -6.7% | 13F ↗ |
| 5 | VTR Ventas, Inc. | 2.78M | $236.1M | 2.4% | -3.0% | 13F ↗ |
| 6 | VMRK Vivmark Residential · Sh Ben Int | 3.61M | $219.5M | 2.3% | +300939% | 13F ↗ |
| 7 | SPG Simon Property Group, Inc. | 954,577 | $191.6M | 2.0% | -2.1% | 13F ↗ |
| 8 | XEL Xcel Energy Inc. | 2.52M | $177.6M | 1.8% | +4.2% | 13F ↗ |
| 9 | PSA Public Storage | 623,361 | $176.3M | 1.8% | -2.6% | 13F ↗ |
| 10 | AMT American Tower Corporation | 1.02M | $167.7M | 1.7% | -1.4% | 13F ↗ |
| 11 | AMH American Homes 4 Rent | 5.37M | $163.3M | 1.7% | +1.8% | 13F ↗ |
| 12 | ETR Entergy Corporation | 1.64M | $162.6M | 1.7% | +0.1% | 13F ↗ |
| 13 | IRM Iron Mountain Incorporated | 1.45M | $161.1M | 1.7% | -0.2% | 13F ↗ |
| 14 | SRE Sempra | 2.06M | $160.4M | 1.7% | +0.1% | 13F ↗ |
| 15 | AHR American Healthcare REIT, Inc. | 3.10M | $159.1M | 1.6% | +0.1% | 13F ↗ |
| 16 | CNP CenterPoint Energy, Inc | 4.04M | $148.9M | 1.5% | +4.8% | 13F ↗ |
| 17 | FR First Industrial Realty Trust, Inc. | 2.46M | $146.3M | 1.5% | -0.5% | 13F ↗ |
| 18 | BRX Brixmor Property Group Inc. | 5.24M | $144.7M | 1.5% | +4.4% | 13F ↗ |
| 19 | AEE Ameren Corporation | 1.44M | $143.6M | 1.5% | +19.8% | 13F ↗ |
| 20 | NEE NextEra Energy, Inc. | 1.83M | $138.5M | 1.4% | +4.8% | 13F ↗ |
| 21 | WMB Williams Companies, Inc. | 2.01M | $136.3M | 1.4% | +0.3% | 13F ↗ |
| 22 | CUBE CubeSmart | 3.49M | $131.2M | 1.4% | +7.8% | 13F ↗ |
| 23 | EVRG Evergy, Inc. | 1.65M | $129.8M | 1.3% | +0.1% | 13F ↗ |
| 24 | TRGP Targa Resources, Inc. | 469,757 | $127.0M | 1.3% | -9.3% | 13F ↗ |
| 25 | NI NiSource Inc | 3.08M | $120.1M | 1.2% | -0.6% | 13F ↗ |
| 26 | SO Southern Company | 1.40M | $116.1M | 1.2% | +31.3% | 13F ↗ |
| 27 | ESS Essex Property Trust, Inc. | 422,800 | $113.9M | 1.2% | -1.5% | 13F ↗ |
| 28 | LNT Alliant Energy Corporation | 1.78M | $112.9M | 1.2% | -9.2% | 13F ↗ |
| 29 | LNG Cheniere Energy, Inc. | 415,148 | $111.7M | 1.2% | -8.7% | 13F ↗ |
| 30 | PPL PPL Corporation | 3.29M | $108.3M | 1.1% | +0.1% | 13F ↗ |
| 31 | MAA Mid-America Apartment Communities, Inc. | 914,313 | $107.7M | 1.1% | -10.2% | 13F ↗ |
| 32 | DTE DTE Energy Company | 881,142 | $107.3M | 1.1% | +4.7% | 13F ↗ |
| 33 | EPRT Essential Properties Realty Trust, Inc. | 3.96M | $102.3M | 1.1% | -1.8% | 13F ↗ |
| 34 | ATO Atmos Energy Corporation | 637,725 | $99.8M | 1.0% | Unchanged | 13F ↗ |
| 35 | AEP American Electric Power Company, Inc. | 840,512 | $99.7M | 1.0% | +4.9% | 13F ↗ |
| 36 | DUK Duke Energy Corporation | 808,491 | $92.2M | 1.0% | +0.1% | 13F ↗ |
| 37 | CMS CMS Energy Corporation | 1.45M | $91.5M | 0.9% | -0.3% | 13F ↗ |
| 38 | TRP TC Energy Corporation | 1.58M | $91.0M | 0.9% | +1.9% | 13F ↗ |
| 39 | ELS Equity Lifestyle Properties, Inc. | 1.55M | $90.3M | 0.9% | -2.1% | 13F ↗ |
| 40 | WEC WEC Energy Group, Inc. | 895,500 | $90.2M | 0.9% | -8.6% | 13F ↗ |
| 41 | OGE OGE Energy Corp | 1.99M | $90.2M | 0.9% | -5.0% | 13F ↗ |
| 42 | RHP Ryman Hospitality Properties, Inc. | 749,648 | $89.6M | 0.9% | -12.0% | 13F ↗ |
| 43 | ET Energy Transfer LP · Com Ut Ltd Ptn | 4.39M | $86.7M | 0.9% | +0.6% | 13F ↗ |
| 44 | CCI Crown Castle Inc. | 1.30M | $86.4M | 0.9% | +0.9% | 13F ↗ |
| 45 | D Dominion Energy, Inc. | 1.40M | $84.7M | 0.9% | -10.8% | 13F ↗ |
| 46 | UNP Union Pacific Corporation | 308,923 | $84.1M | 0.9% | +7.7% | 13F ↗ |
| 47 | MPLX Mplx LP · Comm | 1.42M | $80.2M | 0.8% | -12.0% | 13F ↗ |
| 48 | EMA Emera Incorporated | 1.16M | $79.0M | 0.8% | Unchanged | 13F ↗ |
| 49 | WTRG Essential Utilities, Inc. | 1.99M | $78.0M | 0.8% | -3.2% | 13F ↗ |
| 50 | PECO Phillips Edison & Company, Inc. | 1.99M | $74.4M | 0.8% | -0.6% | 13F ↗ |
Changes since Q2 2026
4 new, 70 added to, 60 trimmed, 5 exited, 27 unchanged. By estimated dollars.
New positions (4)
Added to (70)
| VMRK Vivmark Residential · Sh Ben Int | 3.61M | +300939% | $219.4M |
| SO Southern Company | 1.40M | +31.3% | $27.7M |
| AEE Ameren Corporation | 1.44M | +19.8% | $23.7M |
| PLD Prologis, Inc. | 3.32M | +3.0% | $12.7M |
| AROC Archrock, Inc. | 378,562 | +1724% | $10.8M |
| CUBE CubeSmart | 3.49M | +7.8% | $9.4M |
| CP Canadian Pacific Kansas City Limited | 560,416 | +11.9% | $7.2M |
| XEL Xcel Energy Inc. | 2.52M | +4.2% | $7.1M |
| CNP CenterPoint Energy, Inc | 4.04M | +4.8% | $6.8M |
| NSC Norfolk Southern Corporation | 70,678 | +42.7% | $6.5M |
Trimmed (60)
| WELL Welltower Inc. | 2.83M | -6.3% | -$43.8M |
| DLR Digital Realty Trust, Inc. | 1.62M | -6.7% | -$20.5M |
| EQIX Equinix, Inc. | 407,523 | -4.6% | -$19.7M |
| ARE Alexandria Real Estate Equities, Inc. | 38,721 | -90.9% | -$18.4M |
| TRGP Targa Resources, Inc. | 469,757 | -9.3% | -$13.0M |
| MAA Mid-America Apartment Communities, Inc. | 914,313 | -10.2% | -$12.2M |
| RHP Ryman Hospitality Properties, Inc. | 749,648 | -12.0% | -$12.2M |
| T AT&T Inc. | 2.66M | -15.2% | -$11.6M |
| LNT Alliant Energy Corporation | 1.78M | -9.2% | -$11.5M |
| MPLX Mplx LP · Comm | 1.42M | -12.0% | -$11.0M |
The 10 largest of each, by estimated dollars: shares changed times the later report's price. Index tracking, splits and mergers move positions too.
All positions
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Reported value by quarter
Value and number of positions at the end of each quarter.
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Largest positions in earlier quarters
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Ten largest positions
By value, Q3 2026.
Filings
| Filing | ||||||
|---|---|---|---|---|---|---|
| Q3 2026 | Nov 6, 2026 | 13F-HR | 161 | $9.7B | Current | SEC ↗ |
| Q2 2026 | Aug 13, 2026 | 13F-HR/A (restatement) | 162 | $10.6B | Current | SEC ↗ |
| Q2 2026 | Aug 3, 2026 | 13F-HR | 162 | $10.6B | Replaced | SEC ↗ |
| Q1 2026 | Jul 24, 2026 | 13F-HR/A (restatement) | 148 | $9.6B | Current | SEC ↗ |
| Q1 2026 | Apr 28, 2026 | 13F-HR | 148 | $9.6B | Replaced | SEC ↗ |
| Q4 2025 | Jan 26, 2026 | 13F-HR | 146 | $8.8B | Current | SEC ↗ |
| Q3 2025 | Nov 13, 2025 | 13F-HR | 151 | $8.8B | Current | SEC ↗ |
| Q2 2025 | Aug 11, 2025 | 13F-HR | 154 | $8.5B | Current | SEC ↗ |
| Q1 2025 | May 13, 2025 | 13F-HR | 153 | $8.5B | Current | SEC ↗ |
Most recent first, up to 80. An amendment can replace a report or add holdings to it. All 13F filings
Information, not investment advice. Values are the fund's own figures at quarter end; a report can be up to 45 days old when filed. Disclaimer