Set forth on the following pages is management's discussion and analysis of our
financial condition and results of operations for the three and nine months
ended September 30, 2021 and 2020. Such information should be read in
conjunction with our condensed consolidated financial statements and the related
notes included herein. The condensed consolidated financial statements of the
Company are unaudited. When we use the terms "Cohen & Steers," the "Company,"
"we," "us," and "our," we mean Cohen & Steers, Inc., a Delaware corporation, and
its consolidated subsidiaries.

Executive Overview
General
We are a leading global investment manager specializing in real assets and
alternative income, including real estate, preferred securities, infrastructure,
resource equities, commodities, as well as multi-strategy solutions. Founded in
1986, we are headquartered in New York City, with offices in London, Dublin,
Hong Kong and Tokyo.
Our primary investment strategies include U.S. real estate, preferred securities
and low duration preferred securities, global/international real estate, global
listed infrastructure, real assets multi-strategy, midstream energy and MLPs, as
well as global natural resource equities. Our strategies seek to achieve a
variety of investment objectives for different risk profiles and are actively
managed by specialist teams of investment professionals who employ
fundamental-driven research and portfolio management processes. We offer our
strategies through a variety of investment vehicles, including U.S. and non-U.S.
registered funds and other commingled vehicles, separate accounts, and
subadvised portfolios.
Our distribution network encompasses two major channels, wealth management and
institutional. Our wealth management channel includes registered investment
advisers, wirehouses, independent and regional broker dealers and bank trusts.
Our institutional channel includes sovereign wealth funds, corporate plans,
insurance companies and public funds, including defined benefit and defined
contribution plans, as well as other financial institutions that access our
investment management services directly or through consultants and other
intermediaries.
Our revenue is derived from fees received from our clients, including fees for
managing or subadvising client accounts as well as investment advisory,
administration, distribution and service fees received from Company-sponsored
open-end and closed-end funds. Our fees are based on contractually specified
rates applied to the value of the assets we manage and, in certain cases,
investment performance. Our revenue fluctuates with changes in the total value
of our assets under management, which may occur as a result of market
appreciation or depreciation, contributions or withdrawals from investor
accounts and distributions. This revenue is recognized over the period that the
assets are managed.
                                       21
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Assets Under Management
By Investment Vehicle
(in millions)
                                                     Three Months Ended                   Nine Months Ended
                                                        September 30,                       September 30,
                                                   2021              2020              2021              2020
Institutional Accounts
Assets under management, beginning of period    $ 40,156          $ 28,867          $ 33,255          $ 31,813
Inflows                                            1,380             1,936             5,541             6,103
Outflows                                          (1,996)           (1,337)           (4,198)           (3,321)
Net inflows (outflows)                              (616)              599             1,343             2,782
Market appreciation (depreciation)                   102             1,273             5,657            (3,206)
Distributions                                       (295)             (359)             (908)           (1,009)

Total increase (decrease)                           (809)            1,513             6,092            (1,433)

Assets under management, end of period $ 39,347 $ 30,380

         $ 39,347          $ 30,380
Percentage of total assets under management         40.5  %           43.1  %           40.5  %           43.1  %
Average assets under management                 $ 40,880          $ 30,325

$ 38,219 $ 29,159



Open-end Funds
Assets under management, beginning of period    $ 43,532          $ 28,921          $ 35,160          $ 30,725
Inflows                                            4,321             4,020            13,968            13,560
Outflows                                          (2,320)           (2,398)           (7,716)           (9,832)
Net inflows (outflows)                             2,001             1,622             6,252             3,728
Market appreciation (depreciation)                   336             1,100             5,007            (2,006)
Distributions                                       (276)             (239)             (826)           (1,043)

Total increase (decrease)                          2,061             2,483            10,433               679

Assets under management, end of period $ 45,593 $ 31,404

         $ 45,593          $ 31,404
Percentage of total assets under management         46.9  %           44.5  %           46.9  %           44.5  %
Average assets under management                 $ 45,666          $ 30,694

$ 41,288 $ 29,137



Closed-end Funds
Assets under management, beginning of period    $ 12,537          $  8,539          $ 11,493          $  9,644
Inflows                                               18                50               186               454
Outflows                                            (119)               (1)             (119)              (89)
Net inflows (outflows)                              (101)               49                67               365
Market appreciation (depreciation)                    31               257             1,203              (908)
Distributions                                       (147)             (126)             (443)             (382)
Total increase (decrease)                           (217)              180               827              (925)

Assets under management, end of period $ 12,320 $ 8,719

         $ 12,320          $  8,719
Percentage of total assets under management         12.7  %           12.4  %           12.7  %           12.4  %
Average assets under management                 $ 12,633          $  8,777

$ 12,206 $ 8,795

Total

Assets under management, beginning of period $ 96,225 $ 66,327

        $ 79,908          $ 72,182
Inflows                                            5,719             6,006            19,695            20,117
Outflows                                          (4,435)           (3,736)          (12,033)          (13,242)
Net inflows (outflows)                             1,284             2,270             7,662             6,875
Market appreciation (depreciation)                   469             2,630            11,867            (6,120)
Distributions                                       (718)             (724)           (2,177)           (2,434)
Total increase (decrease)                          1,035             4,176            17,352            (1,679)

Assets under management, end of period $ 97,260 $ 70,503

         $ 97,260          $ 70,503
Average assets under management                 $ 99,179          $ 69,796          $ 91,713          $ 67,091






                                       22

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Assets Under Management - Institutional Accounts
By Account Type
(in millions)
                                                    Three Months Ended                   Nine Months Ended
                                                       September 30,                       September 30,
                                                  2021              2020              2021              2020
Advisory

Assets under management, beginning of period $ 23,115 $ 15,251

       $ 17,628          $ 15,669
Inflows                                           1,080             1,142             4,529             3,679
Outflows                                         (1,391)           (1,036)           (2,127)           (2,025)
Net inflows (outflows)                             (311)              106             2,402             1,654
Market appreciation (depreciation)                   14               736             2,788            (1,230)

Total increase (decrease)                          (297)              842             5,190               424

Assets under management, end of period $ 22,818 $ 16,093

        $ 22,818          $ 16,093
Percentage of institutional assets under
management                                         58.0  %           53.0  %           58.0  %           53.0  %
Average assets under management                $ 23,666          $ 16,209

$ 21,567 $ 15,141



Japan Subadvisory
Assets under management, beginning of period   $ 10,503          $  8,736          $  9,720          $ 10,323
Inflows                                             123               390               243             1,366
Outflows                                           (175)              (96)             (771)             (474)
Net inflows (outflows)                              (52)              294              (528)              892
Market appreciation (depreciation)                  106               345             1,978            (1,190)
Distributions                                      (295)             (359)             (908)           (1,009)

Total increase (decrease)                          (241)              280               542            (1,307)

Assets under management, end of period $ 10,262 $ 9,016

        $ 10,262          $  9,016
Percentage of institutional assets under
management                                         26.1  %           29.7  %           26.1  %           29.7  %
Average assets under management                $ 10,669          $  8,968

$ 10,216 $ 8,897



Subadvisory Excluding Japan
Assets under management, beginning of period   $  6,538          $  4,880          $  5,907          $  5,821
Inflows                                             177               404               769             1,058
Outflows                                           (430)             (205)           (1,300)             (822)
Net inflows (outflows)                             (253)              199              (531)              236
Market appreciation (depreciation)                  (18)              192               891              (786)

Total increase (decrease)                          (271)              391               360              (550)

Assets under management, end of period $ 6,267 $ 5,271

        $  6,267          $  5,271
Percentage of institutional assets under
management                                         15.9  %           17.4  %           15.9  %           17.4  %
Average assets under management                $  6,545          $  5,148

$ 6,436 $ 5,121



Total Institutional Accounts
Assets under management, beginning of period   $ 40,156          $ 28,867          $ 33,255          $ 31,813
Inflows                                           1,380             1,936             5,541             6,103
Outflows                                         (1,996)           (1,337)           (4,198)           (3,321)
Net inflows (outflows)                             (616)              599             1,343             2,782
Market appreciation (depreciation)                  102             1,273             5,657            (3,206)
Distributions                                      (295)             (359)             (908)           (1,009)

Total increase (decrease)                          (809)            1,513             6,092            (1,433)

Assets under management, end of period $ 39,347 $ 30,380

        $ 39,347          $ 30,380
Average assets under management                $ 40,880          $ 30,325          $ 38,219          $ 29,159









                                       23

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Assets Under Management
By Investment Strategy
(in millions)
                                                       Three Months Ended                   Nine Months Ended
                                                          September 30,                       September 30,
                                                     2021              2020              2021              2020
U.S. Real Estate
Assets under management, beginning of period      $ 41,865          $ 28,119          $ 32,827          $ 31,024
Inflows                                              2,737             2,827             8,455             8,910
Outflows                                            (1,586)           (1,733)           (4,700)           (5,186)
Net inflows (outflows)                               1,151             1,094             3,755             3,724
Market appreciation (depreciation)                     489               882             7,745            (3,460)
Distributions                                         (420)             (485)           (1,242)           (1,709)
Transfers                                              (40)                -               (40)               31
Total increase (decrease)                            1,180             1,491            10,218            (1,414)
Assets under management, end of period            $ 43,045          $ 29,610          $ 43,045          $ 29,610
Percentage of total assets under management           44.3  %           42.0  %           44.3  %           42.0  %
Average assets under management                   $ 44,085          $ 

29,442 $ 39,659 $ 28,223



Preferred Securities
Assets under management, beginning of period      $ 25,498          $ 17,116          $ 23,185          $ 17,581
Inflows                                              2,056             2,167             6,716             6,698
Outflows                                              (855)             (941)           (3,532)           (4,836)
Net inflows (outflows)                               1,201             1,226             3,184             1,862
Market appreciation (depreciation)                     202               844               954               102
Distributions                                         (226)             (176)             (648)             (504)
Transfers                                               40                 -                40               (31)
Total increase (decrease)                            1,217             1,894             3,530             1,429
Assets under management, end of period            $ 26,715          $ 19,010          $ 26,715          $ 19,010
Percentage of total assets under management           27.5  %           27.0  %           27.5  %           27.0  %
Average assets under management                   $ 26,123          $ 

18,255 $ 24,743 $ 17,331

Global/International Real Estate
Assets under management, beginning of period      $ 18,220          $ 12,659          $ 15,214          $ 13,509
Inflows                                                511               851             2,701             3,706
Outflows                                              (518)             (379)           (1,975)           (1,759)
Net inflows (outflows)                                  (7)              472               726             1,947
Market appreciation (depreciation)                    (215)              740             2,158            (1,546)
Distributions                                          (20)               (8)             (120)              (47)

Total increase (decrease)                             (242)            1,204             2,764               354
Assets under management, end of period            $ 17,978          $ 13,863          $ 17,978          $ 13,863
Percentage of total assets under management           18.5  %           19.7  %           18.5  %           19.7  %
Average assets under management                   $ 18,760          $ 13,520          $ 17,362          $ 12,722












                                       24

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Assets Under Management
By Investment Strategy - continued
(in millions)
                                                     Three Months Ended                   Nine Months Ended
                                                        September 30,                       September 30,
                                                   2021              2020              2021              2020
Global Listed Infrastructure
Assets under management, beginning of period    $  8,246          $  6,768          $  6,729          $  8,076
Inflows                                              354               139             1,513               681
Outflows                                            (396)             (655)             (611)           (1,323)
Net inflows (outflows)                               (42)             (516)              902              (642)
Market appreciation (depreciation)                   (21)               93               649              (985)
Distributions                                        (45)              (46)             (142)             (150)
Total increase (decrease)                           (108)             (469)            1,409            (1,777)

Assets under management, end of period $ 8,138 $ 6,299

         $  8,138          $  6,299
Percentage of total assets under management          8.4  %            8.9  %            8.4  %            8.9  %
Average assets under management                 $  8,203          $  6,839

$ 7,798 $ 7,082

Other

Assets under management, beginning of period $ 2,396 $ 1,665

        $  1,953          $  1,992
Inflows                                               61                22               310               122
Outflows                                          (1,080)              (28)           (1,215)             (138)
Net inflows (outflows)                            (1,019)               (6)             (905)              (16)
Market appreciation (depreciation)                    14                71               361              (231)
Distributions                                         (7)               (9)              (25)              (24)

Total increase (decrease)                         (1,012)               56              (569)             (271)

Assets under management, end of period $ 1,384 $ 1,721

         $  1,384          $  1,721
Percentage of total assets under management          1.4  %            2.4  %            1.4  %            2.4  %
Average assets under management                 $  2,008          $  1,740

$ 2,151 $ 1,733

Total

Assets under management, beginning of period $ 96,225 $ 66,327

        $ 79,908          $ 72,182
Inflows                                            5,719             6,006            19,695            20,117
Outflows                                          (4,435)           (3,736)          (12,033)          (13,242)
Net inflows (outflows)                             1,284             2,270             7,662             6,875
Market appreciation (depreciation)                   469             2,630            11,867            (6,120)
Distributions                                       (718)             (724)           (2,177)           (2,434)
Total increase (decrease)                          1,035             4,176            17,352            (1,679)

Assets under management, end of period $ 97,260 $ 70,503

         $ 97,260          $ 70,503
Average assets under management                 $ 99,179          $ 69,796          $ 91,713          $ 67,091













                                       25

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Investment Performance at September 30, 2021


                     [[Image Removed: cns-20210930_g1.jpg]]

_________________________


(1)  Past performance is no guarantee of future results. Outperformance is
determined by comparing the annualized investment performance of each investment
strategy to the performance of specified reference benchmarks. Investment
performance in excess of the performance of the benchmark is considered
outperformance. The investment performance calculation of each investment
strategy is based on all active accounts and investment models pursuing similar
investment objectives. For accounts, actual investment performance is measured
gross of fees and net of withholding taxes. For investment models, for which
actual investment performance does not exist, the investment performance of a
composite of accounts pursuing comparable investment objectives is used as a
proxy for actual investment performance. The performance of the specified
reference benchmark for each account and investment model is measured net of
withholding taxes, where applicable. This is not investment advice and may not
be construed as sales or marketing material for any financial product or service
sponsored or provided by Cohen & Steers.
(2)  © 2021 Morningstar, Inc. All Rights Reserved. The information contained
herein: (1) is proprietary to Morningstar and/or its content providers; (2) may
not be copied or distributed; and (3) is not warranted to be accurate, complete,
or timely. Neither Morningstar nor its content providers are responsible for any
damages or losses arising from any use of this information. Morningstar
calculates its ratings based on a risk-adjusted return measure that accounts for
variation in a fund's monthly performance (including the effects of sales
charges, loads, and redemption fees), placing more emphasis on downward
variations and rewarding consistent performance. The top 10% of funds in each
category receive five stars, the next 22.5% receive four stars, the next 35%
receive three stars, the next 22.5% receive two stars and the bottom 10% receive
one star. Past performance is no guarantee of future results. Based on
independent rating by Morningstar, Inc. of investment performance of each Cohen
& Steers-sponsored open-end U.S.-registered mutual fund for all share classes
for the overall period at September 30, 2021. Overall Morningstar rating is a
weighted average based on the 3-year, 5-year and 10-year Morningstar rating.
Each share class is counted as a fraction of one fund within this scale and
rated separately, which may cause slight variations in the distribution
percentages. This is not investment advice and may not be construed as sales or
marketing material for any financial product or service sponsored or provided by
Cohen & Steers.
Overview
Assets under management at September 30, 2021 increased 38.0% to $97.3 billion
from $70.5 billion at September 30, 2020. The increase was due to net inflows of
$11.5 billion and market appreciation of $18.2 billion, partially offset by
distributions of $3.0 billion. Net inflows included $6.5 billion into preferred
securities and $4.7 billion into U.S. real estate. Market appreciation included
$10.6 billion from U.S. real estate, $3.8 billion from global/international real
estate and $2.0 billion from preferred securities. Distributions included $1.8
billion from U.S. real estate and $840 million from preferred securities. Our
organic growth rate for the twelve months ended September 30, 2021 was 16.4%.
The organic growth/decay rate represents the ratio of net flows for the period
to the beginning assets under management.
Average assets under management for the three months ended September 30, 2021
increased 42.1% to $99.2 billion from $69.8 billion for the three months ended
September 30, 2020.
                                       26
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Institutional accounts
Assets under management in institutional accounts at September 30, 2021, which
represented 40.5% of total assets under management, increased 29.5% to $39.3
billion from $30.4 billion at September 30, 2020. The increase was due to net
inflows of $1.3 billion and market appreciation of $8.9 billion, partially
offset by distributions of $1.3 billion. Net inflows included $1.5 billion into
U.S. real estate and $522 million into global listed infrastructure, partially
offset by net outflows of $1.0 billion from real assets multi-strategy (included
in "Other" in the table on pages 24 and 25). Market appreciation included $4.3
billion from U.S. real estate and $3.3 billion from global/international real
estate. Distributions included $1.2 billion from U.S. real estate. Our organic
growth rate for institutional accounts for the twelve months ended September 30,
2021 was 4.4%.
Average assets under management for institutional accounts for the three months
ended September 30, 2021 increased 34.8% to $40.9 billion from $30.3 billion for
the three months ended September 30, 2020.
Assets under management in institutional advisory accounts at September 30,
2021, which represented 58.0% of institutional assets under management,
increased 41.8% to $22.8 billion from $16.1 billion at September 30, 2020. The
increase was due to net inflows of $2.3 billion and market appreciation of $4.4
billion. Net inflows included $1.7 billion into U.S. real estate, $678 million
into global listed infrastructure and $585 million into preferred securities,
partially offset by net outflows of $1.0 billion from real assets multi-strategy
(included in "Other" in the table on pages 24 and 25). Market appreciation
included $1.8 billion from global/international real estate and $1.6 billion
from U.S. real estate. Our organic growth rate for institutional advisory
accounts for the twelve months ended September 30, 2021 was 14.3%.
Average assets under management for institutional advisory accounts for the
three months ended September 30, 2021 increased 46.0% to $23.7 billion from
$16.2 billion for the three months ended September 30, 2020.
Assets under management in Japan subadvisory accounts at September 30, 2021,
which represented 26.1% of institutional assets under management, increased
13.8% to $10.3 billion from $9.0 billion at September 30, 2020. The increase was
due to market appreciation of $3.0 billion, partially offset by net outflows of
$445 million and distributions of $1.3 billion. Net outflows included $155
million from U.S. real estate, $148 million from global/international real
estate and $136 million from preferred securities. Market appreciation included
$2.4 billion from U.S. real estate and $531 million from global/international
real estate. Distributions included $1.2 billion from U.S. real estate. Our
organic decay rate for Japan subadvisory accounts for the twelve months ended
September 30, 2021 was (4.9%).
Average assets under management for Japan subadvisory accounts for the three
months ended September 30, 2021 increased 19.0% to $10.7 billion from $9.0
billion for the three months ended September 30, 2020.
Assets under management in institutional subadvisory accounts excluding Japan at
September 30, 2021, which represented 15.9% of institutional assets under
management, increased 18.9% to $6.3 billion from $5.3 billion at September 30,
2020. The increase was due to market appreciation of $1.5 billion, partially
offset by net outflows of $521 million. Net outflows included $336 million from
global/international real estate and $151 million from global listed
infrastructure. Market appreciation included $1.0 billion from
global/international real estate and $262 million from U.S. real estate. Our
organic decay rate for institutional subadvisory accounts excluding Japan for
the twelve months ended September 30, 2021 was (9.9%).
Average assets under management for institutional subadvisory accounts excluding
Japan for the three months ended September 30, 2021 increased 27.1% to $6.5
billion from $5.1 billion for the three months ended September 30, 2020.
Open-end funds
Assets under management in open-end funds at September 30, 2021, which
represented 46.9% of total assets under management, increased 45.2% to $45.6
billion from $31.4 billion at September 30, 2020. The increase was due to net
inflows of $7.9 billion and market appreciation of $7.4 billion, partially
offset by distributions of $1.2 billion. Net inflows included $3.9 billion into
preferred securities and $3.0 billion into U.S. real estate. Market appreciation
included $5.5 billion from U.S. real estate and $1.3 billion from preferred
securities. Distributions included $657 million from preferred securities ($490
million of which was reinvested) and $413 million from U.S. real estate ($385
million of which was reinvested). Our organic growth rate for open-end funds for
the twelve months ended September 30, 2021 was 25.3%.
Average assets under management for open-end funds for the three months ended
September 30, 2021 increased 48.8% to $45.7 billion from $30.7 billion for the
three months ended September 30, 2020.
                                       27
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Closed-end funds
Assets under management in closed-end funds at September 30, 2021, which
represented 12.7% of total assets under management, increased 41.3% to $12.3
billion from $8.7 billion at September 30, 2020. The increase was due to net
inflows of $2.3 billion and market appreciation of $1.9 billion, partially
offset by distributions of $577 million. Net inflows included $2.1 billion from
the Company's initial public offering of the Cohen & Steers Tax-Advantaged
Preferred Securities and
Income Fund (PTA), partially offset by net outflows related to the liquidation
of Cohen & Steers MLP Income and Energy Opportunity Fund, Inc. Our organic
growth rate for closed-end funds for the twelve months ended September 30, 2021
was 26.0%.
Average assets under management for closed-end funds for the three months ended
September 30, 2021 increased 43.9% to $12.6 billion from $8.8 billion for the
three months ended September 30, 2020.
                                       28
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Summary of Operating Information


                                                     Three Months Ended                     Nine Months Ended
                                                        September 30,                         September 30,
(in thousands, except percentages and per
share data)                                        2021               2020               2021               2020
U.S. GAAP
Revenue                                        $ 154,187          $ 111,159          $ 424,203          $ 311,076
Expenses                                       $  85,956          $  67,852          $ 244,337          $ 204,105
Operating income                               $  68,231          $  43,307          $ 179,866          $ 106,971
Non-operating income (loss)                    $   1,246          $   3,231          $  14,735          $  (8,659)
Net income attributable to common stockholders $  51,483          $  31,904          $ 146,914          $  80,996
Diluted earnings per share                     $    1.05          $    0.66          $    3.00          $    1.67
Operating margin                                    44.3  %            39.0  %            42.4  %            34.4  %

As Adjusted (1)
Net income attributable to common stockholders $  52,137          $  32,616          $ 136,683          $  88,209
Diluted earnings per share                     $    1.06          $    0.67          $    2.79          $    1.82
Operating margin                                    45.6  %            39.6  %            43.9  %            38.6  %


_________________________

(1) These amounts represent the Company's as adjusted results. Please refer to pages 34-35 for reconciliations of U.S. GAAP to as adjusted results. U.S. GAAP



Three Months Ended September 30, 2021 Compared with Three Months Ended
September 30, 2020
Revenue
                                                    Three Months Ended
                                                      September 30,
(in thousands)                                     2021           2020         $ Change      % Change
Open-end funds                                  $  77,477      $  51,604      $ 25,873         50.1  %
Institutional accounts                             38,039         32,880         5,159         15.7  %
Closed-end funds                                   28,122         18,676         9,446         50.6  %
Investment advisory and administration fees       143,638        103,160        40,478         39.2  %
Distribution and service fees                       9,900          7,572         2,328         30.7  %
Other                                                 649            427           222         52.0  %
Total revenue                                   $ 154,187      $ 111,159      $ 43,028         38.7  %



Revenue for the three months ended September 30, 2021 increased primarily due to
higher average assets under management across all three investment vehicles,
partially offset by lower performance fees from certain institutional accounts
of $4.7 million (performance fees were $523,000 and $5.2 million for the three
months ended September 30, 2021 and 2020, respectively).
Total investment advisory and administration revenue compared with average
assets under management in open-end funds implied an annualized effective fee
rate of 67.3 bps and 66.9 bps for the three months ended September 30, 2021 and
2020, respectively.
Total investment advisory revenue compared with average assets under management
in institutional accounts implied an annualized effective fee rate of 36.9 bps
and 43.1 bps for the three months ended September 30, 2021 and 2020,
respectively. The decrease in the implied annualized effective fee rate was
primarily due to lower performance fees for the three months ended September 30,
2021. Excluding the performance fees, the implied annualized effective fee rate
for the three months ended September 30, 2021 and 2020, respectively, would have
been 36.4 bps and 36.3 bps.
Total investment advisory and administration revenue compared with average
assets under management in closed-end funds implied an annualized effective fee
rate of 88.3 bps and 84.7 bps for the three months ended September 30, 2021 and
2020, respectively. The increase in the implied annualized effective fee rate
was primarily due to the initial public offering of PTA, which concluded on
October 27, 2020.
                                       29
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Expenses
                                           Three Months Ended
                                             September 30,
(in thousands)                             2021           2020        $ Change      % Change
Employee compensation and benefits     $   53,092      $ 41,060      $ 12,032         29.3  %
Distribution and service fees              19,906        14,642         5,264         36.0  %
General and administrative                 11,981        11,006           975          8.9  %
Depreciation and amortization                 977         1,144          (167)       (14.6) %
Total expenses                         $   85,956      $ 67,852      $ 18,104         26.7  %


Employee compensation and benefits expenses for the three months ended
September 30, 2021 increased primarily due to higher incentive compensation of
$7.7 million and higher amortization of restricted stock units of of $2.5
million.
Distribution and service fees expense for the three months ended September 30,
2021 increased primarily due to higher average assets under management in
open-end funds and a shift in the composition of assets under management into a
higher cost intermediary.
General and administrative expenses for the three months ended September 30,
2021 increased primarily due to higher recruitment fees of $517,000 and higher
travel and entertainment expenses of $404,000.
Operating Margin
Operating margin for the three months ended September 30, 2021 increased to
44.3% from 39.0% for the three months ended September 30, 2020. Operating margin
represents the ratio of operating income to revenue.
Non-operating Income (Loss)
                                                                                  Three Months Ended
                                                    September 30, 2021                                          September 30, 2020
(in thousands)                       Seed Investments           Other           Total            Seed Investments           Other           Total
Interest and dividend income-net   $             696          $   23          $   719          $             574          $  120          $   694
Gain (loss) from investments-net                (418)              -             (418)                     3,279               -            3,279
Foreign currency gains
(losses)-net                                      41             904              945                        108            (850)            (742)
Total non-operating income (loss)  $             319    (1)   $  927          $ 1,246          $           3,961    (1)   $ (730)         $ 3,231

_________________________

(1) Seed investments included net loss of $96,000 and net income of $2.1 million attributable to third-party interests for the three months ended September 30, 2021 and 2020, respectively. Income Taxes


                                           Three Months Ended
                                             September 30,
(in thousands, except percentages)        2021           2020         $ Change      % Change

Income tax expense                     $ 18,090       $ 12,532       $  5,558         44.4  %
Effective tax rate                         26.0  %        28.2  %


The effective tax rate for the three months ended September 30, 2021 differed
from the U.S. federal statutory rate of 21.0% primarily due to state, local and
foreign income taxes and limitations on the deductibility of executive
compensation, partially offset by the cumulative effect of a change in the
Company's estimated effective tax rate for the year. The effective tax rate for
the three months ended September 30, 2020 differed from the U.S. federal
statutory rate of 21.0% primarily due to state, local and foreign income taxes
and limitations on the deductibility of executive compensation.
                                       30
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Nine Months Ended September 30, 2021 Compared with Nine Months Ended
September 30, 2020
Revenue
                                                       Nine Months Ended
                                                         September 30,
(in thousands)                                      2021               2020             $ Change             % Change

Open-end funds                                  $ 207,786          $ 146,048          $  61,738                    42.3  %
Institutional accounts                            106,407             85,239             21,168                    24.8  %
Closed-end funds                                   80,714             55,810             24,904                    44.6  %
Investment advisory and administration fees       394,907            287,097            107,810                    37.6  %
Distribution and service fees                      27,371             22,285              5,086                    22.8  %
Other                                               1,925              1,694                231                    13.6  %
Total revenue                                   $ 424,203          $ 311,076          $ 113,127                    36.4  %



Revenue for the nine months ended September 30, 2021 increased primarily due to
higher average assets under management across all three investment vehicles,
partially offset by lower performance fees from certain institutional accounts
of $3.4 million (performance fees were $2.9 million and $6.3 million for the
nine months ended September 30, 2021 and 2020, respectively).
Total investment advisory and administration revenue compared with average
assets under management in open-end funds implied an annualized effective fee
rate of 67.3 bps and 67.0 bps for the nine months ended September 30, 2021 and
2020, respectively.
Total investment advisory revenue compared with average assets under management
in institutional accounts implied an annualized effective fee rate of 37.2 bps
and 39.1 bps for the nine months ended September 30, 2021 and 2020,
respectively. The decrease in the implied annualized effective fee rate was
primarily due to lower performance fees for the nine months ended September 30,
2021. Excluding the performance fees, the implied annualized effective fee rate
for both the nine months ended September 30, 2021 and 2020 would have been 36.2
bps.
Total investment advisory and administration revenue compared with average
assets under management in closed-end funds implied an annualized effective fee
rate of 88.4 bps and 84.8 bps for the nine months ended September 30, 2021 and
2020, respectively. The increase in the implied annualized effective fee rate
was primarily due to the initial public offering of PTA, which concluded on
October 27, 2020.
Expenses
                                           Nine Months Ended
                                             September 30,
(in thousands)                            2021           2020         $ Change      % Change
Employee compensation and benefits     $ 152,095      $ 113,997      $ 38,098         33.4  %
Distribution and service fees             55,260         41,264        13,996         33.9  %
General and administrative                33,821         45,320       (11,499)       (25.4) %
Depreciation and amortization              3,161          3,524          (363)       (10.3) %
Total expenses                         $ 244,337      $ 204,105      $ 40,232         19.7  %


Employee compensation and benefits expenses for the nine months ended
September 30, 2021 increased primarily due to higher incentive compensation of
$26.7 million and higher amortization of restricted stock units of of $8.7
million.
Distribution and service fees expense for the nine months ended September 30,
2021 increased primarily due to higher average assets under management in
open-end funds and a shift in the composition of assets under management into a
higher cost intermediary.
General and administrative expenses for the nine months ended September 30, 2021
decreased $11.5 million. The nine months ended September 30, 2020 included costs
associated with the Cohen & Steers Quality Income Realty Fund, Inc. (RQI) rights
offering of approximately $12.0 million.
                                       31
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Operating Margin
Operating margin for the nine months ended September 30, 2021 increased to 42.4%
from 34.4% for the nine months ended September 30, 2020. The nine months ended
September 30, 2020 included costs associated with the RQI rights offering.
Non-operating Income (Loss)
                                                                                    Nine Months Ended
                                                    September 30, 2021                                           September 30, 2020
(in thousands)                      Seed Investments           Other            Total            Seed Investments           Other             Total

Interest and dividend income-net $ 2,117 $ 55

  $  2,172          $           1,785          $   951          $  2,736
Gain (loss) from investments-net             11,845              74            11,919                    (11,431)               -           (11,431)
Foreign currency gains
(losses)-net                                    455             189               644                       (590)             626                36

Total non-operating income (loss) $ 14,417 (1) $ 318

$ 14,735 $ (10,236) (1) $ 1,577 $ (8,659)

_________________________


(1)  Seed investments included net income of $9.3 million and net loss of $6.8
million attributable to third-party interests for the nine months ended
September 30, 2021 and 2020, respectively.
Income Taxes
                                           Nine Months Ended
                                             September 30,
(in thousands, except percentages)        2021           2020         $ Change      % Change

Income tax expense                     $ 38,378       $ 24,076       $ 14,302         59.4  %
Effective tax rate                         20.7  %        22.9  %


The effective tax rate for the nine months ended September 30, 2021 differed
from the U.S. federal statutory rate of 21.0% primarily due to state, local and
foreign income taxes and limitations on the deductibility of executive
compensation. These were more than offset by the reversal of certain liabilities
associated with unrecognized tax benefits and the tax effect associated with the
appreciated value of the restricted stock units delivered in January 2021. The
effective tax rate for the nine months ended September 30, 2020 differed from
the U.S. federal statutory rate of 21.0% primarily due to state, local and
foreign income taxes and limitations on the deductibility of executive
compensation. These were partially offset by the tax effect associated with the
appreciated value of the restricted stock units delivered in January 2020.

As Adjusted
This section discusses as adjusted results. Please refer to pages 34-35 for
reconciliations of U.S. GAAP to as adjusted results.
Three Months Ended September 30, 2021 Compared with Three Months Ended
September 30, 2020
Revenue
Revenue, as adjusted, for the three months ended September 30, 2021 was $154.3
million, compared with $111.4 million for the three months ended September 30,
2020.
Revenue, as adjusted, excluded the consolidation of certain of our seed
investments for both periods.
Expenses
Expenses, as adjusted, for the three months ended September 30, 2021 were $83.9
million, compared with $67.3 million for the three months ended September 30,
2020.
Expenses, as adjusted, excluded the following:
•The consolidation of certain of our seed investments for both periods;
•Amounts related to the accelerated vesting of certain restricted stock units
for both periods; and
•Costs associated with the initial public offering of PTA for the three months
ended September 30, 2020.
Operating Margin
Operating margin, as adjusted, for the three months ended September 30, 2021 was
45.6%, compared with 39.6% for the three months ended September 30, 2020.
                                       32
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Non-operating Income (Loss)
Non-operating income, as adjusted, for the three months ended September 30, 2021
was $19,000, compared with $502,000 for the three months ended September 30,
2020.
Non-operating income (loss), as adjusted, excluded the following for both
periods:
•Results from our seed investments; and
•Net foreign currency exchange gains and losses associated with U.S.
dollar-denominated assets held by certain foreign subsidiaries.
Income Taxes
The effective tax rate, as adjusted, for the three months ended September 30,
2021 was 25.9%, compared with 27.0% for the three months ended September 30,
2020.
The effective tax rate, as adjusted, excluded the following for both periods:
•Tax effects associated with items noted above; and
•Discrete tax items.
Nine Months Ended September 30, 2021 Compared with Nine Months Ended
September 30, 2020
Revenue
Revenue, as adjusted, for the nine months ended September 30, 2021 was $424.5
million, compared with $311.3 million for the nine months ended September 30,
2020.
Revenue, as adjusted, excluded the consolidation of certain of our seed
investments for both periods.
Expenses
Expenses, as adjusted, for the nine months ended September 30, 2021 were $238.3
million, compared with $191.2 million for the nine months ended September 30,
2020.
Expenses, as adjusted, excluded the following:
•The consolidation of certain of our seed investments for both periods;
•Amounts related to the accelerated vesting of certain restricted stock units
for both periods;
•Costs associated with the initial public offering of PTA for the nine months
ended September 30, 2020; and
•Costs associated with the RQI rights offering for the nine months ended
September 30, 2020.
Operating Margin
Operating margin, as adjusted, for the nine months ended September 30, 2021 was
43.9%, compared with 38.6% for the nine months ended September 30, 2020.
Non-operating Income (Loss)
Non-operating loss, as adjusted, for the nine months ended September 30, 2021
was $219,000, compared with non-operating income, as adjusted, of $765,000 for
the nine months ended September 30, 2020.
Non-operating income (loss), as adjusted, excluded the following for both
periods:
•Results from our seed investments; and
•Net foreign currency exchange gains and losses associated with U.S.
dollar-denominated assets held by certain foreign subsidiaries.
Income Taxes
The effective tax rate, as adjusted, for the nine months ended September 30,
2021 was 26.5%, compared with 27.0% for the nine months ended September 30,
2020.
The effective tax rate, as adjusted, excluded the following for both periods:
•Tax effects associated with items noted above; and
•Discrete tax items.
                                       33
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Reconciliations of U.S. GAAP to As Adjusted Financial Results
Management believes that use of the following as adjusted (non-GAAP) financial
results provides greater transparency into the Company's operating performance.
In addition, these as adjusted financial results are used to prepare the
Company's internal management reports which are used in evaluating its business.
While we believe that these as adjusted financial results are useful in
evaluating operating performance, this information should be considered as
supplemental in nature and not as a substitute for the related financial
information prepared in accordance with U.S. GAAP.
Reconciliation of U.S. GAAP to As Adjusted Financial Results
Net Income Attributable to Common Stockholders and Diluted Earnings per Share
                                                        Three Months Ended                    Nine Months Ended
                                                           September 30,                        September 30,
(in thousands, except per share data)                 2021               2020               2021              2020
Net income attributable to common stockholders,
U.S. GAAP                                         $   51,483          $ 31,904          $ 146,914          $ 80,996
Seed investments (1)                                    (168)           (1,686)            (4,432)            4,017
Accelerated vesting of restricted stock units          1,888               387              5,640               387
Initial public offering costs (2)                          -               310                  -               310
Rights offering costs (3)                                  -                 -                  -            11,859
Foreign currency exchange (gains) losses-net (4)        (908)            1,232               (537)             (812)
Tax adjustments (5)                                     (158)              469            (10,902)           (8,548)
Net income attributable to common stockholders,
as adjusted                                       $   52,137          $ 

32,616 $ 136,683 $ 88,209



Diluted weighted average shares outstanding           49,262            48,681             48,976            48,588
Diluted earnings per share, U.S. GAAP             $     1.05          $   0.66          $    3.00          $   1.67
Seed investments                                           -    *        (0.04)             (0.09)             0.09
Accelerated vesting of restricted stock units           0.04              0.01               0.11              0.01
Initial public offering costs                              -              0.01                  -              0.01
Rights offering costs                                      -                 -                  -              0.24
Foreign currency exchange (gains) losses-net           (0.02)             0.02              (0.01)            (0.02)
Tax adjustments                                        (0.01)             0.01              (0.22)            (0.18)
Diluted earnings per share, as adjusted           $     1.06          $   

0.67 $ 2.79 $ 1.82

_________________________


*  Amounts round to less than $0.01 per share.
(1)  Represents amounts related to the deconsolidation of seed investments in
Company-sponsored funds as well as non-operating
(income) loss from seed investments that were not consolidated.
(2)  Represents costs associated with the initial public offering of the Cohen &
Steers Tax-Advantaged Preferred Securities and Income Fund (PTA) which were
recorded in general and administrative expenses in the third quarter of 2020.
(3)  Represents costs associated with the Cohen & Steers Quality Income Realty
Fund, Inc. (RQI) rights offering which were recorded in general and
administrative expense in the first quarter of 2020.
(4)  Represents net foreign currency exchange (gains) losses associated with
U.S. dollar-denominated assets held by certain foreign subsidiaries.
(5)  Tax adjustments are summarized in the following table:
                                                     Three Months Ended                    Nine Months Ended
                                                       September 30,                         September 30,
                                                   2021               2020               2021              2020
Exclusion of tax effects associated with
items noted above                             $      (815)         $    407          $  (1,310)         $ (2,803)
Exclusion of discrete tax items                       657                62             (9,592)           (5,745)
Total tax adjustments                         $      (158)         $    469          $ (10,902)         $ (8,548)



                                       34

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Reconciliation of U.S. GAAP to As Adjusted Financial Results Revenue, Expenses, Operating Income and Operating Margin


                                                    Three Months Ended                     Nine Months Ended
                                                       September 30,                         September 30,
(in thousands, except percentages)                2021               2020               2021               2020
Revenue, U.S. GAAP                            $ 154,187          $ 111,159          $ 424,203          $ 311,076
Seed investments (1)                                104                275                303                186
Revenue, as adjusted                          $ 154,291          $ 111,434          $ 424,506          $ 311,262

Expenses, U.S. GAAP                           $  85,956          $  67,852          $ 244,337          $ 204,105
Seed investments (1)                               (143)               102               (373)              (355)
Accelerated vesting of restricted stock units    (1,888)              (387)            (5,640)              (387)
Initial public offering costs (2)                     -               (310)                 -               (310)
Rights offering costs (3)                             -                  -                  -            (11,859)
Expenses, as adjusted                         $  83,925          $  67,257          $ 238,324          $ 191,194

Operating income, U.S. GAAP                   $  68,231          $  43,307          $ 179,866          $ 106,971
Seed investments (1)                                247                173                676                541
Accelerated vesting of restricted stock units     1,888                387              5,640                387
Initial public offering costs (2)                     -                310                  -                310
Rights offering costs (3)                             -                  -                  -             11,859
Operating income, as adjusted                 $  70,366          $  44,177

$ 186,182 $ 120,068



Operating margin, U.S. GAAP                        44.3  %            39.0  %            42.4  %            34.4  %
Operating margin, as adjusted                      45.6  %            39.6  %            43.9  %            38.6  %


_________________________
(1)  Represents amounts related to the deconsolidation of seed investments in
Company-sponsored funds.
(2)  Represents costs associated with the initial public offering of PTA which
were recorded in general and administrative expenses in the third quarter of
2020.
(3)  Represents costs associated with the RQI rights offering which were
recorded in general and administrative expenses in the first quarter of 2020.
Reconciliation of U.S. GAAP to As Adjusted Financial Results
Non-operating Income (Loss)
                                                       Three Months Ended                     Nine Months Ended
                                                         September 30,                          September 30,
(in thousands)                                       2021                2020               2021              2020
Non-operating income (loss), U.S. GAAP         $    1,246             $  3,231          $  14,735          $ (8,659)
Seed investments (1)                                 (319)              (3,961)           (14,417)           10,236
Foreign currency exchange (gains) losses-net
(2)                                                  (908)               1,232               (537)             (812)
Non-operating income (loss), as adjusted       $       19             $    

502 $ (219) $ 765

_________________________


(1)  Represents amounts related to the deconsolidation of seed investments in
Company-sponsored funds as well as non-operating (income) loss from seed
investments that were not consolidated.
(2)  Represents net foreign currency exchange (gains) losses associated with
U.S. dollar-denominated assets held by certain foreign subsidiaries.
                                       35
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Changes in Financial Condition, Liquidity and Capital Resources
We seek to maintain a capital structure that supports our business strategies
and to maintain the appropriate amount of liquidity at all times. Furthermore,
we currently expect cash flows from operations to be more than adequate to fund
our present and reasonably foreseeable future commitments for investing and
financing activities.
Net Liquid Assets
Our current financial condition is highly liquid, primarily comprising cash and
cash equivalents, U.S. Treasury securities, if any, seed investments and other
current assets. Liquid assets are reduced by current liabilities, which are
generally defined as obligations due within one year (together, net liquid
assets). The Company does not currently have any outstanding debt.
The table below summarizes our net liquid assets:
                               September 30,       December 31,
(in thousands)                      2021               2020
Cash and cash equivalents     $      168,472      $      41,232
U.S. Treasury securities                   -             41,648
Seed investments-net                  70,854             60,083
Current assets                        89,460             70,208
Current liabilities                 (101,704)           (93,870)
Net liquid assets             $      227,082      $     119,301


Cash and cash equivalents
Cash and cash equivalents are on deposit with several highly rated financial
institutions and include short-term, highly-liquid investments, which are
readily convertible into cash and have original maturities of three months or
less.
U.S. Treasury securities
U.S. Treasury securities are directly issued by the U.S. government and were
classified as held to maturity.
Seed investments-net
Seed investments are primarily comprised of investments in Company-sponsored
funds that we do not consolidate, our pro-rata share of the net assets of the
funds that we do consolidate, and listed securities held directly for the
purpose of establishing performance track records. Seed investments are recorded
at fair value, are generally traded in active markets on major exchanges and can
typically be liquidated within a normal settlement cycle. Seed investments are
presented net of redeemable noncontrolling interests.
Current assets
Current assets primarily represent investment advisory and administration fees
receivable. At September 30, 2021, institutional accounts comprised 54.7% of
total accounts receivable, while open-end and closed-end funds, together,
comprised 44.7% of total accounts receivable. Open-end and closed-end fund
receivables are generally collected on the first business day of the following
month. We perform a review of our receivables on an ongoing basis in order to
assess collectibility and, based on our analysis at September 30, 2021, there
was no allowance for uncollectible accounts required.
Current liabilities
Current liabilities include accrued compensation and benefits, distribution and
service fees payable, operating lease obligations due within 12 months, certain
income taxes payable, and other liabilities and accrued expenses.
Cash flows
Our cash flows generally result from the operating activities of our business,
with investment advisory and administration fees being the most significant
contributor.
                                       36
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The table below summarizes cash flows:

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