UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                     Form 13F
                               Form 13F COVER PAGE

Report for the Calendar Year or Quarter Ended:       March 31, 2010
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.

This report is not an admission that Cohen & Steers, Inc. or its subsidiaries
are the beneficial owners of any securities covered by this report, and
Cohen & Steers, Inc. and its subsidiaries expressly disclaim beneficial
ownership of all shares reported herein pursuant to Rule 13d-4.


Person Signing this Report on Behalf of Reporting Manager:

Name:               Lisa Phelan
Title:              Senior Vice President and Chief Compliance Officer
Phone:              (212) 832-3232


Signature, Place, and Dating of Signing:


/s/ Lisa Phelan                 New York, NY             May 14, 2010
-----------------              ---------------          ------------------

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:                     333

Form 13F Information Table Value Total:                14,735,646 (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                                 Cohen & Steers Europe SA

                           FORM 13F INFORMATION TABLE





                                                                         shares_prn          invstmt
issuer_name                          class_title    cusip        mkt_val     amt    sh_prn  dscretn         sole       none
                                                                                          


3M Co Common                          COM          88579Y101     14,086     168,547  SH      Sole        168,547          -
Abbott Laboratories Common            COM          002824100     52,649     999,413  SH      Sole        999,413          -
Advent Claymore Conv Sec & Inc        COM          00764C109        688      40,900  SH      Sole         40,900          -
Advent Claymore Global Convert        COM          007639107        588      67,400  SH      Sole         67,400          -
Aflac Inc                             COM          001055102        994      18,300  SH      Sole         18,300          -
Alexander's Inc Common                COM          014752109     37,827     126,458  SH      Sole        117,324      9,134
Allegheny Technologies Common         COM          01741R102     23,512     435,500  SH      Sole        435,500          -
Alliance Bernstein Income Fund CEF    COM          01881E101     10,193   1,252,300  SH      Sole      1,252,300          -
Alliance World Dollar Gov't Fu CEF    COM          01879R106      4,646     326,500  SH      Sole        326,500          -
Alliant Energy Corp Common            COM          018802108      6,798     204,400  SH      Sole        204,400          -
Alpine Global Premier Proper CEF      COM          02083A103      6,840   1,044,251  SH      Sole      1,044,251          -
Alpine Total Dynamic Div Fund CEF     COM          021060108      7,150     790,100  SH      Sole        790,100          -
Altria Group Inc Common               COM          02209S103      2,105     102,600  SH      Sole        102,600          -
AMB Property Corp Common              COM          00163T109     56,513   2,074,612  SH      Sole      1,977,414     97,198
American Campus Communities Inc.      COM          024835100      2,402      86,826  SH      Sole         86,826          -
American Tower Corporation CL A       COM          029912201     87,435   2,052,004  SH      Sole      2,052,004          -
American Water Works Co Inc Com       COM          030420103     16,068     738,405  SH      Sole        738,405          -
Apache Corp Common                    COM          037411105     33,191     327,000  SH      Sole        327,000          -
Apartment Invt & Mgmt                 COM          03748R101    173,309   9,413,839  SH      Sole      8,764,078    649,761
Archer Daniels Midland Common         COM          039483102     12,803     442,979  SH      Sole        442,979          -
Assisted Living Concepts I-A Com      COM          04544X300      2,995      91,208  SH      Sole         91,208          -
Associated Estates Realty Corp        COM          045604105     26,546   1,925,030  SH      Sole      1,831,821     93,209
AT&T Common                           COM          00206R102     71,565   2,769,545  SH      Sole      2,769,545          -
Automatic Data Processing Common      COM          053015103     30,117     677,242  SH      Sole        677,242          -
AvalonBay Communities Inc             COM          053484101    231,979   2,686,519  SH      Sole      2,491,315    195,204
Bank of America Corp Common           COM          060505104     79,387   4,447,411  SH      Sole      4,447,411          -
Bank Of New York Mellon Corp          COM          064058100     24,936     807,500  SH      Sole        807,500          -
Barclays Bank 7.10% (BCS A)           PFD          06739H776      3,830     157,241  SH      Sole        152,791      4,450
Barclays Bank 8.125% (BCS D)          PFD          06739H362     10,102     392,450  SH      Sole        391,750        700
Barclays Bank Plc  7.75% (BCS C)      PFD          06739H511      2,024      80,800  SH      Sole         77,700      3,100
Baxter International Inc Common       COM          071813109      4,673      80,300  SH      Sole         80,300          -
BB&T Corp Common                      COM          054937107     25,555     788,957  SH      Sole        788,957          -
Becton Dickinson & Co             COM          075887109     12,109     153,800  SH      Sole        153,800          -
BioMed Realty Trust Inc Common        COM          09063H107     22,039   1,332,455  SH      Sole      1,309,055     23,400
Blackrock Corp HY Fund VI CEF         COM          09255P107      5,683     516,200  SH      Sole        516,200          -
Blackrock Corporate High Y CEF        COM          09255L106      1,209     178,900  SH      Sole        178,900          -
Blackrock Corporate High Yield CEF    COM          09255N102      6,436     578,300  SH      Sole        578,300          -
Blackrock Corporate HY FD III CEF     COM          09255M104      2,517     369,000  SH      Sole        369,000          -
BlackRock Debt Strategies CEF         COM          09255R103        352      83,300  SH      Sole         83,300          -
Blackrock Floating rt in st II CEF    COM          09255Y108      1,312      93,800  SH      Sole         93,800          -
Blackrock Global Enrg & Res CEF       COM          09250U101      1,692      67,800  SH      Sole         67,800          -
Blackrock Health Sciences Trus CEF    COM          09250W107      3,223     121,900  SH      Sole        121,900          -
Blackrock Inc. Common Stock           COM          09247X101     11,372      52,226  SH      Sole         52,226          -
Blackrock Ltd Duration Inc Tru CEF    COM          09249W101      1,103      67,700  SH      Sole         67,700          -
Blackrock Preferred Opportunit CEF    COM          09249V103        323      30,400  SH      Sole         30,400          -
Blackrock Real Asset Equity CEF       COM          09254B109      5,567     433,900  SH      Sole        433,900          -
Boston Properties Inc Common          COM          101121101    335,717   4,450,146  SH      Sole      4,122,754    327,392
Brandywine Realty Trust Common        COM          105368203     11,265     922,574  SH      Sole        922,574          -
BRE Properties Inc Common             COM          05564E106    177,009   4,951,302  SH      Sole      4,620,193    331,109
Brookdale Senior Living Inc Common    COM          112463104    210,868  10,123,263  SH      Sole      9,515,675    607,588
Brookfield Properties Co Common       COM          112900105     64,088   4,172,368  SH      Sole      3,955,182    217,186
Calamos Convertible & Income F        COM          12811P108      5,248     427,318  SH      Sole        427,318          -
Calamos Convertible Opp & Inc CEF     COM          128117108      1,323     104,200  SH      Sole        104,200          -
Camden Property Trust Common          COM          133131102    166,171   3,991,613  SH      Sole      3,803,804    187,809
Cameco Corp Common                    COM          13321L108     10,210     372,473  SH      Sole        372,473          -
Caterpillar Inc Common                COM          149123101     16,007     254,688  SH      Sole        254,688          -
CB Richard Ellis Group Inc. Com       COM          12497T101      1,807     114,014  SH      Sole        114,014          -
CBL & Associates Properties Com       COM          124830100      3,508     256,024  SH      Sole              -    256,024
Cemig SA-Spons ADR Common             COM          204409601      2,856     171,650  SH      Sole        171,650          -
CenterPoint Energy, Inc. Common       COM          15189T107      5,941     413,746  SH      Sole        413,746          -
Central Fund Canada Cl A CEF          COM          153501101      3,654     260,980  SH      Sole        260,980          -
Chesapeake Lodging Trust Common       COM          165240102     10,659     547,435  SH      Sole        507,293     40,142
Chevron Corp Common                   COM          166764100     71,927     948,530  SH      Sole        948,530          -
China Mobile Ltd ADR                  COM          16941M109     16,808     349,287  SH      Sole        349,287          -
Chubb Corp Common                     COM          171232101     16,556     319,300  SH      Sole        319,300          -
Clough Global Equity Fund CEF         COM          18914C100      4,468     311,800  SH      Sole        311,800          -
Clough Global Opportunities Fu CEF    COM          18914E106     12,340     947,085  SH      Sole        947,085          -
CMS Energy Corp 5.5% 6/15/29 CV       BOND         125896BD1      3,596   3,000,000  SH      Sole      3,000,000          -
CMS Energy Corp Common                COM          125896100      6,880     445,057  SH      Sole        445,057          -
CNOOC Ltd ADR                         COM          126132109      2,295      13,900  SH      Sole         13,900          -
Colgate-Palmolive Co Common           COM          194162103          9         100  SH      Sole            100          -
Colonial Properties Trust Common      COM          195872106     98,391   7,639,065  SH      Sole      7,120,617    518,448
Comcast Corp Common                   COM          20030N101     20,067   1,066,254  SH      Sole      1,066,254          -
ConocoPhillips Common                 COM          20825C104        143       2,800  SH      Sole          2,800          -
Corning Inc Common                    COM          219350105     11,710     579,400  SH      Sole        579,400          -
Corporate Office Properties Tr        COM          22002T108     13,034     324,789  SH      Sole        324,789          -
Costco Wholesale Corp Common          COM          22160K105     14,117     236,422  SH      Sole        236,422          -
Cousins Properties Inc Common         COM          222795106     77,710   9,351,354  SH      Sole      8,794,838    556,516
Covidien PLC Common Common            COM          G2554F105     29,312     582,974  SH      Sole        582,974          -
Crown Castle Intl Corp Common         COM          228227104     33,225     869,091  SH      Sole        869,091          -
CVS Corp Common                       COM          126650100     27,124     741,900  SH      Sole        741,900          -
DCP Midstream Partners LP             COM          23311P100     23,513     731,795  SH      Sole        731,795          -
DCT Industrial Trust Common           COM          233153105      1,768     338,121  SH      Sole        338,121          -
Developers Diversified Realty         COM          251591103    252,196  20,722,895  SH      Sole     19,347,018  1,375,877
Devon Energy Corp Common              COM          25179M103     42,949     666,610  SH      Sole        666,610          -
Digital Realty Trust Inc Common       COM          253868103    117,705   2,171,667  SH      Sole      2,040,554    131,113
Disney Co Common                      COM          254687106     16,079     460,575  SH      Sole        460,575          -
DNP Select Income Fund CEF            COM          23325P104      3,986     430,026  SH      Sole        430,026          -
Douglas Emmett Common                 COM          25960P109     33,365   2,170,825  SH      Sole      2,113,475     57,350
Dow 30 Enhanced Premium & Ino         COM          260537105      2,980     280,300  SH      Sole        280,300          -
Duff & Phelps Utility & Corp CEF      COM          26432K108        274      22,510  SH      Sole         22,510          -
Duke Energy Corp Common               COM          26441C105     29,380   1,800,268  SH      Sole      1,800,268          -
Duke Realty Corp Common               COM          264411505        225      18,144  SH      Sole         18,144          -
DuPont Fabros Technology Inc          COM          26613Q106     11,717     542,676  SH      Sole        458,948     83,728
EastGroup Properties Inc Common       COM          277276101    139,596   3,698,867  SH      Sole      3,429,695    269,172
Eaton Vance Enh Eqt Inc II CEF        COM          278277108      1,600     117,458  SH      Sole        117,458          -
Eaton Vance Float Rate Inc CEF        COM          278279104      5,246     332,700  SH      Sole        332,700          -
Eaton Vance Ltd Duration Inc F        COM          27828H105     10,357     650,983  SH      Sole        650,983          -
Eaton Vance Senior Floating Rate      COM          27828Q105      5,775     347,657  SH      Sole        347,657          -
Eaton Vance Senior Income Tr          COM          27826S103      3,761     544,287  SH      Sole        544,287          -
Eaton Vance Short Duration Div CEF    COM          27828V104        578      34,100  SH      Sole         34,100          -
Eaton Vance T/M Buy-Write Opp         COM          27828Y108      8,069     559,156  SH      Sole        559,156          -
Eaton Vance TA Gl Div & Inc CEF       COM          27828S101      8,894     640,300  SH      Sole        640,300          -
Eaton Vance TA GL Div Opp CEF         COM          27828U106      8,026     393,600  SH      Sole        393,600          -
Eaton Vance Tax Man Glbl Br CEF       COM          27829C105      9,369     699,665  SH      Sole        699,665          -
Eaton Vance Tax Man Glbl CEF          COM          27829F108      9,162     759,062  SH      Sole        759,062          -
Eaton Vance Tax-Adv Dvd Inc CEF       COM          27828G107      9,726     601,100  SH      Sole        601,100          -
Eaton Vance Tax-Mgd Dvsfied Eq        COM          27828N102     10,087     758,405  SH      Sole        758,405          -
Education Realty Trust Inc Common     COM          28140H104     47,966   8,356,232  SH      Sole      7,783,539    572,693
Emeritus Corp Common                  COM          291005106      1,507      74,064  SH      Sole         74,064          -
Enbridge Energy Common                COM          29250R106      6,691     132,318  SH      Sole        132,318          -
Energy Income And Growth Fd CEF       COM          292697109      2,765     113,400  SH      Sole        113,400          -
Energy Transfer Partners LP           COM          29273R109     35,505     757,665  SH      Sole        757,665          -
Entergy Corp Common                   COM          29364G103     36,285     446,042  SH      Sole        446,042          -
Enterprise Products Ptnrs Common      COM          293792107     39,665   1,147,054  SH      Sole      1,147,054          -
Entertainment Properties Trust 9%     PFD          29380T600     10,422     399,000  SH      Sole        357,000     42,000
EQT Corp Common                       COM          26884L109     11,489     280,217  SH      Sole        280,217          -
Equity Lifestyle Properties Common    COM          29472R108    120,000   2,227,166  SH      Sole      2,067,585    159,581
Equity Residential Common             COM          29476L107    423,932  10,828,431  SH      Sole     10,004,153    824,278
Essex Property Trust Inc Common       COM          297178105     40,535     450,645  SH      Sole        412,320     38,325
Everest Re Group Ltd Common           COM          G3223R108     24,608     304,059  SH      Sole        304,059          -
Evergreen Global Div Opptnty CEF      COM          30024H101      3,502     337,413  SH      Sole        337,413          -
Evergreen Income Advantage Fun        COM          30023Y105      7,107     742,600  SH      Sole        742,600          -
Evergreen Util & High Income CEF      COM          30034Q109      2,948     243,600  SH      Sole        243,600          -
Exelon Corp Common                    COM          30161N101     23,776     542,692  SH      Sole        542,692          -
Extra Space Storage Inc Common        COM          30225T102     35,292   2,783,240  SH      Sole      2,714,850     68,390
Exxon Mobil Corp Common               COM          30231G102     83,963   1,253,547  SH      Sole      1,253,547          -
F&C / Claymore Pfd Sec Inc Fun        COM          338478100      3,765     246,072  SH      Sole        246,072          -
F&C / Claymore Total Return Fu        COM          338479108      3,680     230,000  SH      Sole        230,000          -
Federal Realty Invs Trust Common      COM          313747206     62,022     851,827  SH      Sole        818,527     33,300
Fedex Corp                            COM          31428X106     19,543     209,241  SH      Sole        209,241          -
First Trust/Four Crns SR F II CEF     COM          33733U108      3,175     241,204  SH      Sole        241,204          -
Flushing Financial Corp               COM          343873105      6,027     476,035  SH      Sole        476,035          -
Forest City Enterprises Inc Common    COM          345550107    151,883  10,540,187  SH      Sole      9,832,900    707,287
FPL Group Inc Common                  COM          302571104     87,671   1,814,030  SH      Sole      1,814,030          -
Franklin Resources Inc Common         COM          354613101     21,296     192,028  SH      Sole        192,028          -
Franklin Templeton Ltd Dur Inc CEF    COM          35472T101      1,029      76,800  SH      Sole         76,800          -
Gabelli Dividend & Income Tr CEF      COM          36242H104      5,716     415,108  SH      Sole        415,108          -
Gabelli Equity Trust CEF              COM          362397101      6,992   1,376,400  SH      Sole      1,376,400          -
Gabelli Gold Nat Res & Incom CEF      COM          36244N109      2,258     128,098  SH      Sole        128,098          -
Gaylord Entertainment Co Common       COM          367905106     40,619   1,386,765  SH      Sole      1,293,966     92,799
General American Investors CEF        COM          368802104      3,928     158,500  SH      Sole        158,500          -
General Dynamics Corp Common          COM          369550108     50,239     650,753  SH      Sole        650,753          -
General Electric Co Common            COM          369604103     72,195   3,966,730  SH      Sole      3,966,730          -
Genuine Parts Co Common               COM          372460105     14,073     333,162  SH      Sole        333,162          -
Glimcher Realty Trust Common          COM          379302102      9,105   1,795,944  SH      Sole        356,160  1,439,784
Goldman Sach Group, Inc.              COM          38141G104     37,521     219,900  SH      Sole        219,900          -
Google Inc CL A Common                COM          38259P508      5,160       9,100  SH      Sole          9,100          -
Harris Corp Common                    COM          413875105     31,551     664,368  SH      Sole        664,368          -
Harris Pfd 7.375 (HBC)                PFD          414567206         87       3,500  SH      Sole          1,200      2,300
HCC Insurance Holdings Inc            COM          404132102     48,941   1,773,213  SH      Sole      1,773,213          -
HCP Common                            COM          40414L109    282,097   8,548,400  SH      Sole      7,931,482    616,918
Health Care REIT Inc Common           COM          42217K106     20,877     461,561  SH      Sole        461,561          -
Hersha Hospitality Trust Common       COM          427825104     88,453  17,075,968  SH      Sole     15,435,887  1,640,081
Hewlett-Packard Co Common             COM          428236103      7,853     147,774  SH      Sole        147,774          -
Highland Credit Strategies CEF        COM          43005Q107        324      41,000  SH      Sole         41,000          -
Hilltop Holdings, Inc. Common         COM          432748101     10,208     868,763  SH      Sole        868,763          -
Home Properties Inc Common            COM          437306103     78,933   1,686,589  SH      Sole      1,560,349    126,240
Hospitality Properties Trust Common   COM          44106M102    178,178   7,439,594  SH      Sole      6,940,422    499,172
Host Hotels & Resorts Common          COM          44107P104    384,767  26,264,057  SH      Sole     24,568,687  1,695,370
HRPT Properties Trust 6.5% CV         PFD          40426W507     20,596   1,012,100  SH      Sole        982,200     29,900
HSBC Holdings PLC 6.20% (HBC A)       BOND         404280604      1,273      55,787  SH      Sole         53,600      2,187
Hyatt Hotels Common                   COM          448579102     75,118   1,928,065  SH      Sole      1,774,549    153,516
ING Clarion Global Real Estate        COM          44982G104      1,815     240,712  SH      Sole        240,712          -
ING Global Eqty Div & Premium         COM          45684E107        802      61,700  SH      Sole         61,700          -
ING Prime Rate Trust CEF              COM          44977W106      2,656     423,000  SH      Sole        423,000          -
Inland Real Estate Corp Common        COM          457461200     20,377   2,227,003  SH      Sole      2,062,041    164,962
Intel Corp Common                     COM          458140100     41,439   1,861,589  SH      Sole      1,861,589          -
International Business Machine        COM          459200101     35,817     279,274  SH      Sole        279,274          -
ITC Holdings Corp Common              COM          465685105     13,442     244,397  SH      Sole        244,397          -
John Hancock Income Secs Tr           COM          410123103      1,157      83,900  SH      Sole         83,900          -
John Hancock Pat Prem Div Fd          COM          41013T105        761      71,500  SH      Sole         71,500          -
John Hancock Preferred Inc Fun        COM          41013W108      2,130     115,950  SH      Sole        115,950          -
John Hancock Preferred Income         COM          41013X106      2,154     118,636  SH      Sole        118,636          -
John Hancock Preferred Income         COM          41021P103      3,705     229,405  SH      Sole        229,405          -
John Hancock T/A Dvd Income           COM          41013V100      1,342      96,090  SH      Sole         96,090          -
Johnson & Johnson Common              COM          478160104     46,979     720,536  SH      Sole        720,536          -
Johnson Controls Common               COM          478366107         46       1,400  SH      Sole          1,400          -
JPMorgan Chase Common                 COM          46625H100     81,621   1,823,938  SH      Sole      1,823,938          -
Kayne Anderson Energy Tot Rt          COM          48660P104      5,057     201,468  SH      Sole        201,468          -
Kayne Anderson Mlp Investmen          COM          486606106      2,767     103,000  SH      Sole        103,000          -
Kilroy Realty Corp Common             COM          49427F108     42,543   1,379,494  SH      Sole      1,280,098     99,396
Kimco Realty Corp Common              COM          49446R109    313,627  20,052,841  SH      Sole     18,781,192  1,271,649
Kinder Morgan Energy Partners         COM          494550106     25,939     396,492  SH      Sole        396,492          -
Kraft Foods Inc Common                COM          50075N104      6,305     208,473  SH      Sole        208,473          -
L-3 Communications Holdings           COM          502424104     43,119     470,584  SH      Sole        470,584          -
LaSalle Hotel Properties Common       COM          517942108         89       3,828  SH      Sole          3,828          -
Lexington Realty Trust Common         COM          529043101     66,125  10,157,570  SH      Sole      9,484,688    672,882
Lexington Realty Trust Pr.C CV        PFD          529043309     12,686     336,139  SH      Sole        318,040     18,099
Liberty All Star Equity Fund CEF      COM          530158104     11,140   2,345,286  SH      Sole      2,345,286          -
Liberty Property Trust Common         COM          531172104    251,796   7,418,836  SH      Sole      6,956,753    462,083
Lockheed Martin Corp Common           COM          539830109     34,354     412,800  SH      Sole        412,800          -
LTC Properties Inc Common             COM          502175102      5,210     192,536  SH      Sole        159,636     32,900
Macerich Co/The Common                COM          554382101    217,341   5,673,201  SH      Sole      4,809,070    864,131
Mack-Cali Realty Corp Common          COM          554489104    106,143   3,011,131  SH      Sole      2,811,419    199,712
Macquarie Global Infr Tot Rt CEF      COM          55608D101      3,499     219,480  SH      Sole        219,480          -
Macquarie/Ft Gl Int/Ut Dv In CEF      COM          55607W100      2,758     217,300  SH      Sole        217,300          -
Magellan Midstream Partners           COM          559080106      5,081     106,900  SH      Sole        106,900          -
Marathon Oil Corp Common              COM          565849106     31,428     993,333  SH      Sole        993,333          -
Markwest Energy Partners LP           COM          570759100     49,752   1,623,217  SH      Sole      1,623,217          -
Mattel Inc Common                     COM          577081102     14,237     626,079  SH      Sole        626,079          -
McDonald's Corp Common                COM          580135101     56,514     847,039  SH      Sole        847,039          -
McKesson Corp Common                  COM          58155Q103        197       2,992  SH      Sole          2,992          -
Medtronic Common                      COM          585055106     32,056     711,885  SH      Sole        711,885          -
Merck and Co Inc Common               COM          58933Y105     30,867     826,429  SH      Sole        826,429          -
Metlife Inc Common                    COM          59156R108     57,478   1,326,194  SH      Sole      1,326,194          -
Metro Bancorp Inc                     COM          59161R101      5,254     381,591  SH      Sole        381,591          -
MFA Mortgage Investments Inc          COM          55272X102      7,857   1,067,630  SH      Sole      1,067,630          -
MFS Mutimarket Inc. Trust CEF         COM          552737108        713     107,200  SH      Sole        107,200          -
Microchip Technology Inc Common       COM          595017104      2,089      74,200  SH      Sole         74,200          -
Microsoft Common                      COM          594918104     33,628   1,148,932  SH      Sole      1,148,932          -
MLP & Strategic Equity Fund CEF       COM          55312N106      1,467      88,700  SH      Sole         88,700          -
Monsanto Co Common                    COM          61166W101     36,398     509,634  SH      Sole        509,634          -
Morgan Stanley Common                 COM          617446448     27,928     953,500  SH      Sole        953,500          -
MS Emerging Mkts Domestic Debt        COM          617477104      4,207     282,200  SH      Sole        282,200          -
Nasdaq Premium Income & Growth        COM          63110R105      3,352     241,700  SH      Sole        241,700          -
National-Oilwell Inc Common           COM          637071101        110       2,700  SH      Sole          2,700          -
Nationwide Health Properties I        COM          638620104    224,743   6,393,852  SH      Sole      5,922,448    471,404
NATL WESTMINSTER 7.76% (NW C)         PFD          638539882      4,980     236,000  SH      Sole        232,300      3,700
New America High Income Fund CEF      COM          641876800      2,391     253,258  SH      Sole        253,258          -
NFJ Dvd Interest & Pr Strat CEF       COM          65337H109     11,129     703,500  SH      Sole        703,500          -
Nicholas-Applegate Conv. & Inc CEF    COM          65370F101     17,478   1,774,400  SH      Sole      1,774,400          -
Nicholas-Applegate Conv. & Inc CEF    COM          65370G109     14,856   1,604,304  SH      Sole      1,604,304          -
Nike Inc Common                       COM          654106103     44,361     603,555  SH      Sole        603,555          -
Nordstrom Inc Common                  COM          655664100     27,602     675,696  SH      Sole        675,696          -
Norfolk Southern Corporation          COM          655844108     13,457     240,768  SH      Sole        240,768          -
Northeast Utilities Common            COM          664397106      6,728     243,435  SH      Sole        243,435          -
Northrop Grumman Corp Common          COM          666807102      9,383     143,100  SH      Sole        143,100          -
Northwest Bancshares Inc/MD           COM          667340103      1,977     168,386  SH      Sole        168,386          -
Northwest Natural Gas Common          COM          667655104        615      13,200  SH      Sole         13,200          -
Nuveen Diversified Dividend an CEF    COM          6706EP105      3,157     294,451  SH      Sole        294,451          -
Nuveen Equity Premium Advantag        COM          6706ET107      3,064     225,602  SH      Sole        225,602          -
Nuveen Floating Rate Inc Opp CEF      COM          6706EN100        764      62,700  SH      Sole         62,700          -
Nuveen Floating rate Income CEF       COM          67072T108      3,317     277,600  SH      Sole        277,600          -
Nuveen Quality Pfd Income Fund        COM          67071S101      3,134     431,700  SH      Sole        431,700          -
Nuveen Real Estate Income Fund        COM          67071B108      1,463     157,325  SH      Sole        157,325          -
NYSE Euronext Common                  COM          629491101         74       2,500  SH      Sole          2,500          -
Occidental Petroleum Corp             COM          674599105     36,141     427,500  SH      Sole        427,500          -
Omega Healthcare Investors Inc        COM          681936100     12,006     616,036  SH      Sole        571,536     44,500
Oracle Corp Common                    COM          68389X105     39,951   1,555,140  SH      Sole      1,555,140          -
Orient Express Hotels Ltd Common      COM          G67743107     15,385   1,085,067  SH      Sole      1,006,038     79,029
Parkway Properties Inc/Md             COM          70159Q104         98       5,221  SH      Sole          5,221          -
Pebblebrook Hotel Trust Common        COM          70509V100     19,299     917,665  SH      Sole        844,865     72,800
Pepco Holdings Inc Common             COM          713291102      4,017     234,242  SH      Sole        234,242          -
PepsiCo, Inc.                         COM          713448108     32,637     493,312  SH      Sole        493,312          -
Pfizer Inc Common                     COM          717081103     50,647   2,953,184  SH      Sole      2,953,184          -
PG&E Corp Common                      COM          69331C108     33,899     799,125  SH      Sole        799,125          -
Philip Morris International Common    COM          718172109      1,181      22,633  SH      Sole         22,633          -
PIMCO Corporate Opportunity Fu        COM          72201B101      6,645     402,000  SH      Sole        402,000          -
PIMCO High Income Fund CEF            COM          722014107      5,794     473,345  SH      Sole        473,345          -
Pioneer Diversified High Trust CEF    COM          723653101        336      16,900  SH      Sole         16,900          -
Pioneer Floating Rate Trust CEF       COM          72369J102      1,455     119,400  SH      Sole        119,400          -
Pioneer High Income Trust CEF         COM          72369H106      6,134     398,838  SH      Sole        398,838          -
Plum Creek Timber co Common           COM          729251108     81,807   2,102,479  SH      Sole      2,034,808     67,671
PNC Financial Services Group          COM          693475105      2,519      42,200  SH      Sole         42,200          -
Popular Inc                           COM          733174106        131      45,000  SH      Sole         45,000          -
Post Properties Inc Common            COM          737464107    142,052   6,451,044  SH      Sole      6,134,693    316,351
Potash Corp of Saskatchewan           COM          73755L107        871       7,300  SH      Sole          7,300          -
PPL Corp Common                       COM          69351T106      1,558      56,236  SH      Sole         56,236          -
Praxair Inc Common                    COM          74005P104     13,611     163,990  SH      Sole        163,990          -
Preferred & Corp. Inc. Strateg CEF    COM          09255J101        278      30,800  SH      Sole         30,800          -
Procter & Gamble Co Common            COM          742718109     45,198     714,376  SH      Sole        714,376          -
Prologis Common                       COM          743410102    571,566  43,300,345  SH      Sole     40,464,468  2,835,877
PS Business Parks Inc Common          COM          69360J107    158,044   2,959,653  SH      Sole      2,749,898    209,755
Public Service Enterprise Grou        COM          744573106     27,121     918,748  SH      Sole        918,748          -
Public Storage Inc Common             COM          74460D109    691,008   7,511,766  SH      Sole      6,983,986    527,780
Public Storage Inc Series A           COM          74460D729      1,890      77,247  SH      Sole         66,479     10,768
Putnam Managed Muni Incm Trs          COM          746823103        876     121,600  SH      Sole        121,600          -
Putnam Premier Income Fund CEF        COM          746853100      8,213   1,261,600  SH      Sole      1,261,600          -
Qualcomm Inc Common Stock             COM          747525103     31,937     760,591  SH      Sole        760,591          -
Questar Corp Common                   COM          748356102     10,428     241,384  SH      Sole        241,384          -
Ramco-Gershenson Properties           COM          751452202      9,173     814,731  SH      Sole        735,161     79,570
Rayonier Inc Common                   COM          754907103    133,108   2,929,964  SH      Sole      2,854,497     75,467
Regency Centers Corp Common           COM          758849103    202,835   5,413,252  SH      Sole      5,100,383    312,869
Retail Opportunity Investment         COM          76131N101      7,849     775,599  SH      Sole        775,599          -
Ross Stores Inc                       COM          778296103     41,317     772,709  SH      Sole        772,709          -
Royce Value Trust CEF                 COM          780910105      5,431     458,688  SH      Sole        458,688          -
SBA Communications Corp CL A          COM          78388J106     17,629     488,733  SH      Sole        488,733          -
Schlumberger LTD Common               COM          806857108     33,107     521,698  SH      Sole        521,698          -
Sempra Energy Common                  COM          816851109     68,729   1,377,353  SH      Sole      1,377,353          -
Senior Housing Prop Trust Common      COM          81721M109     58,625   2,646,662  SH      Sole      2,534,092    112,570
Sigma Aldrich Corp Common             COM          826552101     19,204     357,900  SH      Sole        357,900          -
Simon Property Group Inc Common       COM          828806109  1,461,922  17,424,598  SH      Sole     15,075,811  2,348,787
SL Green Realty Corp Common           COM          78440X101    262,465   4,582,960  SH      Sole      4,279,187    303,773
Sovran Self Storage Inc Common        COM          84610H108     98,948   2,838,404  SH      Sole      2,705,347    133,057
Spectra Energy Corp Common            COM          847560109     11,104     492,834  SH      Sole        492,834          -
Starwood Hotels & Resorts Worl        COM          85590A401        220       4,715  SH      Sole          4,715          -
Strategic Hotel Capital Inc Common    COM          86272T106        672     158,100  SH      Sole        158,100          -
Stratus Properties Inc Common         COM          863167201      1,949     196,977  SH      Sole        196,977          -
Sunstone Hotel Investors Inc          COM          867892101     90,732   8,122,805  SH      Sole      7,700,839    421,966
Taubman Centers Inc Common            COM          876664103        237       5,934  SH      Sole          5,934          -
Templeton Emg Mkts Income Fund        COM          880192109      1,563     106,600  SH      Sole        106,600          -
Templeton Global Income Fund          COM          880198106      3,496     348,165  SH      Sole        348,165          -
Teva Pharmaceutical ADR               COM          881624209     34,217     542,443  SH      Sole        542,443          -
Texas Instruments Inc Common          COM          882508104     35,421   1,447,500  SH      Sole      1,447,500          -
The Southern Co Common                COM          842587107     45,464   1,371,060  SH      Sole      1,371,060          -
Toll Brothers Common                  COM          889478103        907      43,598  SH      Sole         43,598          -
Toronto-Dominion Bank Common          COM          891160509     21,979     294,700  SH      Sole        294,700          -
Total SA Spon ADR                     COM          89151E109      6,121     105,500  SH      Sole        105,500          -
Tower Bancorp Inc COM                 COM          891709107      4,992     186,481  SH      Sole        186,481          -
U-Store-It Trust Common               COM          91274F104     50,310   6,987,614  SH      Sole      6,437,423    550,191
UDR INC Common                        COM          902653104    189,247  10,728,342  SH      Sole      9,992,166    736,176
United Parcel Service Inc Common      COM          911312106     24,196     375,643  SH      Sole        375,643          -
United Technologies Corporatio        COM          913017109      8,029     109,069  SH      Sole        109,069          -
UnitedHealth Group Inc                COM          91324P102     20,572     629,700  SH      Sole        629,700          -
Universal Health Svc Common           COM          913903100      5,811     165,600  SH      Sole        165,600          -
Urstadt Biddle Properties Inc         COM          917286205      9,763     617,573  SH      Sole        569,618     47,955
US Bancorp Common                     COM          902973304     35,947   1,388,972  SH      Sole      1,388,972          -
Vail Resorts Inc. Common              COM          91879Q109      5,234     130,559  SH      Sole        130,559          -
Valero Energy Corp Common             COM          91913Y100      2,070     105,100  SH      Sole        105,100          -
Van Kampen Advantage Municipal        COM          92112K107        818      67,300  SH      Sole         67,300          -
Van KampTR/INV Grd Munis CEF          COM          920929106        899      63,200  SH      Sole         63,200          -
Ventas Inc Common                     COM          92276F100    222,894   4,694,508  SH      Sole      4,396,575    297,933
Verizon Communications Inc            COM          92343V104     42,448   1,368,386  SH      Sole      1,368,386          -
VF Corp Common                        COM          918204108     27,532     343,513  SH      Sole        343,513          -
Vornado Realty Trust Common           COM          929042109    441,805   5,836,257  SH      Sole      5,423,869    412,388
Wal-Mart Stores Inc                   COM          931142103     45,747     822,800  SH      Sole        822,800          -
Waste Management Inc Common           COM          94106L109     21,502     624,508  SH      Sole        624,508          -
Weingarten Realty Investors           COM          948741103    200,380   9,294,054  SH      Sole      8,619,277    674,777
Wells Fargo & Co Common               COM          949746101     49,995   1,606,510  SH      Sole      1,606,510          -
Western Asset Emerg Mk Debt Fd        COM          95766A101      1,416      78,000  SH      Sole         78,000          -
Western Asset Emerging Mkts 2         COM          95766E103      1,697     134,400  SH      Sole        134,400          -
Western Asset Gl High Inc Fund        COM          95766B109      1,947     168,100  SH      Sole        168,100          -
Western Asset High Income Fund        COM          95766J102      9,164     930,341  SH      Sole        930,341          -
Western Asset Managed Inc Fund        COM          95766K109      6,262     984,600  SH      Sole        984,600          -
Western Asset Premier Bond CEF        COM          957664105        341      24,600  SH      Sole         24,600          -
Western Asset Worldwide Inco CEF      COM          957668106        570      43,000  SH      Sole         43,000          -
Western Asset/Claymore Inflat CEF     COM          95766R104        497      42,100  SH      Sole         42,100          -
Weyerhaeuser Co Common                COM          962166104     79,632   1,759,058  SH      Sole      1,673,820     85,238
Williams Cos Inc Common               COM          969457100     23,197   1,004,202  SH      Sole      1,004,202          -
Williams Partners LP Common           PRTNRS       96950F104     29,319     728,794  SH      Sole        728,794          -
Wisconsin Energy Group Common         COM          976657106     54,248   1,097,905  SH      Sole      1,097,905          -
WW Grainger Inc Common                COM          384802104          1          10  SH      Sole             10          -




333 Data Records
14,735,646 Value Total
01 Other Manager on whose behalf report is filed