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

                                   FORM N-PX

    ANNUAL REPORT OF PROXY VOTING RECORD OF REGISTERED MANAGEMENT INVESTMENT
                                     COMPANY

 INVESTMENT COMPANY ACT FILE NUMBER:     811-10481

 NAME OF REGISTRANT:                     Cohen & Steers Quality Income
                                         Realty Fund, Inc.



 ADDRESS OF PRINCIPAL EXECUTIVE OFFICES: 757 Third Avenue
                                         New York, NY 10017     

 NAME AND ADDRESS OF AGENT FOR SERVICE:  John E. McLean
                                         757 Third Avenue
                                         New York, NY 10017     

 REGISTRANT'S TELEPHONE NUMBER:          212-832-3232   

 DATE OF FISCAL YEAR END:                12/31

 DATE OF REPORTING PERIOD:               07/01/2004 - 06/30/2005





                                                                                                  

Cohen & Steers Quality Income Realty Fund
--------------------------------------------------------------------------------------------------------------------------
 AFFORDABLE RESIDENTIAL COMMUNITIES I                                                        Agenda Number:  932362813
--------------------------------------------------------------------------------------------------------------------------
        Security:  008273104
    Meeting Type:  Annual
    Meeting Date:  30-Jun-2005
          Ticker:  ARC   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       SCOTT D. JACKSON                                          Mgmt          For                            For
       JOHN G. SPRENGLE                                          Mgmt          For                            For
       JORIS BRINKERHOFF                                         Mgmt          For                            For
       GERALD J. FORD                                            Mgmt          For                            For
       J. MARKHAM GREEN                                          Mgmt          For                            For
       MICHAEL GREENE                                            Mgmt          For                            For
       JAMES F. KIMSEY                                           Mgmt          For                            For
       EUGENE MERCY, JR.                                         Mgmt          For                            For
       JAMES R. "RANDY" STAFF                                    Mgmt          For                            For
       CARL B. WEBB                                              Mgmt          For                            For
       LARRY D. WILLARD                                          Mgmt          For                            For

02     RATIFICATION OF THE SELECTION OF PRICEWATERHOUSECOOPERS   Mgmt          For                            For
       LLP AS ARC S INDEPENDENT AUDITOR FOR THE 2005
       FISCAL YEAR.




--------------------------------------------------------------------------------------------------------------------------
 AMERICAN CAMPUS COMMUNITIES, INC.                                                           Agenda Number:  932316599
--------------------------------------------------------------------------------------------------------------------------
        Security:  024835100
    Meeting Type:  Annual
    Meeting Date:  12-May-2005
          Ticker:  ACC   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       WILLIAM C. BAYLESS JR.                                    Mgmt          For                            For
       R.D. BURCK                                                Mgmt          For                            For
       G. STEVEN DAWSON                                          Mgmt          For                            For
       CYDNEY DONNELL                                            Mgmt          For                            For
       EDWARD LOWENTHAL                                          Mgmt          For                            For
       BRIAN B. NICKEL                                           Mgmt          For                            For
       SCOTT H. RECHLER                                          Mgmt          For                            For
       WINSTON W. WALKER                                         Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 AMLI RESIDENTIAL PROPERTIES TRUST                                                           Agenda Number:  932283358
--------------------------------------------------------------------------------------------------------------------------
        Security:  001735109
    Meeting Type:  Annual
    Meeting Date:  25-Apr-2005
          Ticker:  AML   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       BRUCE P. BICKNER                                          Mgmt          For                            For
       LAURA D. GATES                                            Mgmt          For                            For
       MARC S. HEILWEIL                                          Mgmt          For                            For
       GREGORY T. MUTZ                                           Mgmt          For                            For

02     TO AMEND THE DECLARATION OF TRUST TO ELIMINATE            Mgmt          For                            For
       THE CLASSIFICATION OF THE BOARD OF TRUSTEES.

03     TO RATIFY THE APPOINTMENT OF KPMG LLP AS AMLI             Mgmt          For                            For
       S INDEPENDENT REGISTERED PUBLIC ACCOUNTING
       FIRM FOR THE FISCAL YEAR ENDING DECEMBER 31,
       2005.




--------------------------------------------------------------------------------------------------------------------------
 ARCHSTONE-SMITH TRUST                                                                       Agenda Number:  932281936
--------------------------------------------------------------------------------------------------------------------------
        Security:  039583109
    Meeting Type:  Annual
    Meeting Date:  04-May-2005
          Ticker:  ASN   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       JAMES A. CARDWELL                                         Mgmt          For                            For
       ROBERT P. KOGOD                                           Mgmt          For                            For
       JAMES H. POLK, III                                        Mgmt          For                            For

02     AMENDMENT OF THE DECLARATION OF TRUST OF ARCHSTONE-SMITH  Mgmt          For                            For
       TO ELIMINATE THE CLASSIFICATION OF TRUSTEES.

03     RATIFICATION OF APPOINTMENT OF KPMG LLP AS AUDITORS       Mgmt          For                            For
       FOR THE CURRENT FISCAL YEAR.




--------------------------------------------------------------------------------------------------------------------------
 ARDEN REALTY, INC.                                                                          Agenda Number:  932325803
--------------------------------------------------------------------------------------------------------------------------
        Security:  039793104
    Meeting Type:  Annual
    Meeting Date:  25-May-2005
          Ticker:  ARI   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       RICHARD S. ZIMAN                                          Mgmt          For                            For
       VICTOR J. COLEMAN                                         Mgmt          For                            For

02     RATIFICATION OF THE AUDIT COMMITTEE S APPOINTMENT         Mgmt          For                            For
       OF ERNST & YOUNG LLP TO ACT AS OUR INDEPENDENT
       AUDITORS FOR THE YEAR ENDING DECEMBER 31, 2005.

03     ADOPTION OF THE THIRD AMENDED AND RESTATED 1996           Mgmt          For                            For
       STOCK OPTION AND INCENTIVE PLAN OF ARDEN REALTY,
       INC. AND ARDEN REALTY LIMITED PARTNERSHIP.

04     STOCKHOLDER PROPOSAL REGARDING SEVERANCE AGREEMENTS       Shr           For                            Against
       FOR SENIOR EXECUTIVES.




--------------------------------------------------------------------------------------------------------------------------
 AVALONBAY COMMUNITIES, INC.                                                                 Agenda Number:  932289437
--------------------------------------------------------------------------------------------------------------------------
        Security:  053484101
    Meeting Type:  Annual
    Meeting Date:  11-May-2005
          Ticker:  AVB   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       BRYCE BLAIR                                               Mgmt          For                            For
       BRUCE A. CHOATE                                           Mgmt          For                            For
       JOHN J. HEALY, JR.                                        Mgmt          For                            For
       GILBERT M. MEYER                                          Mgmt          For                            For
       CHARLES D. PEEBLER, JR.                                   Mgmt          For                            For
       LANCE R. PRIMIS                                           Mgmt          For                            For
       ALLAN D. SCHUSTER                                         Mgmt          For                            For
       AMY P. WILLIAMS                                           Mgmt          For                            For

02     TO RATIFY THE SELECTION OF ERNST & YOUNG LLP              Mgmt          For                            For
       AS THE COMPANY S INDEPENDENT AUDITORS FOR THE
       YEAR ENDING DECEMBER 31, 2005.




--------------------------------------------------------------------------------------------------------------------------
 BIOMED REALTY TRUST, INC.                                                                   Agenda Number:  932322136
--------------------------------------------------------------------------------------------------------------------------
        Security:  09063H107
    Meeting Type:  Annual
    Meeting Date:  18-May-2005
          Ticker:  BMR   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       ALAN D. GOLD                                              Mgmt          For                            For
       BARBARA R. CAMBON                                         Mgmt          For                            For
       EDWARD A. DENNIS, PH.D.                                   Mgmt          For                            For
       GARY A. KREITZER                                          Mgmt          For                            For
       MARK J. RIEDY, PH.D.                                      Mgmt          For                            For
       THEODORE D. ROTH                                          Mgmt          For                            For
       M. FAYE WILSON                                            Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 BRANDYWINE REALTY TRUST                                                                     Agenda Number:  932285148
--------------------------------------------------------------------------------------------------------------------------
        Security:  105368203
    Meeting Type:  Annual
    Meeting Date:  02-May-2005
          Ticker:  BDN   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       WALTER D'ALESSIO                                          Mgmt          For                            For
       D. PIKE ALOIAN                                            Mgmt          For                            For
       DONALD E. AXINN                                           Mgmt          For                            For
       WYCHE FOWLER                                              Mgmt          For                            For
       MICHAEL J. JOYCE                                          Mgmt          For                            For
       ANTHONY A. NICHOLS SR.                                    Mgmt          For                            For
       CHARLES P. PIZZI                                          Mgmt          For                            For
       GERARD H. SWEENEY                                         Mgmt          For                            For

02     RATIFICATION OF THE AUDIT COMMITTEE S APPOINTMENT         Mgmt          For                            For
       OF PRICEWATERHOUSECOOPERS, LLP AS INDEPENDENT
       REGISTERED ACCOUNTING FIRM.

03     APPROVAL OF THE AMENDMENT AND RESTATEMENT OF              Mgmt          For                            For
       THE 1997 LONG-TERM INCENTIVE PLAN.




--------------------------------------------------------------------------------------------------------------------------
 CAMDEN PROPERTY TRUST                                                                       Agenda Number:  932256678
--------------------------------------------------------------------------------------------------------------------------
        Security:  133131102
    Meeting Type:  Special
    Meeting Date:  28-Feb-2005
          Ticker:  CPT   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     APPROVAL OF THE ISSUANCE OF CAMDEN COMMON SHARES          Mgmt          For                            For
       PURSUANT TO THE AGREEMENT AND PLAN OF MERGER,
       DATED AS OF OCTOBER 4, 2004, BY AND AMONG CAMDEN
       PROPERTY TRUST, CAMDEN SUMMIT, INC. (FORMERLY
       KNOWN AS CAMDEN SPARKS, INC.) AND SUMMIT PROPERTIES
       INC., AS AMENDED.




--------------------------------------------------------------------------------------------------------------------------
 CAMDEN PROPERTY TRUST                                                                       Agenda Number:  932287116
--------------------------------------------------------------------------------------------------------------------------
        Security:  133131102
    Meeting Type:  Annual
    Meeting Date:  06-May-2005
          Ticker:  CPT   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       RICHARD J. CAMPO                                          Mgmt          For                            For
       WILLIAM R. COOPER                                         Mgmt          For                            For
       GEORGE A. HRDLICKA                                        Mgmt          For                            For
       SCOTT S. INGRAHAM                                         Mgmt          For                            For
       LEWIS A. LEVEY                                            Mgmt          For                            For
       WILLIAM B. MCGUIRE, JR.                                   Mgmt          For                            For
       D. KEITH ODEN                                             Mgmt          For                            For
       F. GARDNER PARKER                                         Mgmt          For                            For
       WILLIAM F. PAULSEN                                        Mgmt          For                            For
       STEVEN A. WEBSTER                                         Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 CAPITAL TRUST, INC.                                                                         Agenda Number:  932347188
--------------------------------------------------------------------------------------------------------------------------
        Security:  14052H506
    Meeting Type:  Annual
    Meeting Date:  14-Jun-2005
          Ticker:  CT    
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       SAMUEL ZELL                                               Mgmt          For                            For
       THOMAS E. DOBROWSKI                                       Mgmt          For                            For
       MARTIN L. EDELMAN                                         Mgmt          For                            For
       CRAIG M. HATKOFF                                          Mgmt          For                            For
       EDWARD S. HYMAN                                           Mgmt          For                            For
       JOHN R. KLOPP                                             Mgmt          For                            For
       HENRY N. NASSAU                                           Mgmt          For                            For
       JOSHUA A. POLAN                                           Mgmt          For                            For
       LYNNE B. SAGALYN                                          Mgmt          For                            For

02     THE PROPOSAL TO RATIFY THE APPOINTMENT OF ERNST           Mgmt          For                            For
       & YOUNG LLP AS THE COMPANY S INDEPENDENT ACCOUNTANTS
       FOR THE FISCAL YEAR ENDING DECEMBER 31, 2005.




--------------------------------------------------------------------------------------------------------------------------
 CARRAMERICA REALTY CORPORATION                                                              Agenda Number:  932288295
--------------------------------------------------------------------------------------------------------------------------
        Security:  144418100
    Meeting Type:  Annual
    Meeting Date:  28-Apr-2005
          Ticker:  CRE   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       ANDREW F. BRIMMER                                         Mgmt          For                            For
       BRYCE BLAIR                                               Mgmt          For                            For
       JOAN CARTER                                               Mgmt          For                            For
       PHILIP L. HAWKINS                                         Mgmt          For                            For
       ROBERT E. TORRAY                                          Mgmt          For                            For
       THOMAS A. CARR                                            Mgmt          For                            For
       WESLEY S. WILLIAMS, JR.                                   Mgmt          For                            For

02     RATIFY THE APPOINTMENT OF KPMG LLP AS CARRAMERICA         Mgmt          For                            For
       S INDEPENDENT REGISTERED PUBLIC ACCOUNTING
       FIRM FOR THE FISCAL YEAR ENDING DECEMBER 31,
       2005.




--------------------------------------------------------------------------------------------------------------------------
 CEDAR SHOPPING CENTERS, INC.                                                                Agenda Number:  932323405
--------------------------------------------------------------------------------------------------------------------------
        Security:  150602209
    Meeting Type:  Annual
    Meeting Date:  20-May-2005
          Ticker:  CDR   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       JAMES J. BURNS                                            Mgmt          For                            For
       RICHARD HOMBURG                                           Mgmt          For                            For
       J.A.M.H. DER KINDEREN                                     Mgmt          For                            For
       EVERETT B. MILLER, III                                    Mgmt          For                            For
       LEO S. ULLMAN                                             Mgmt          For                            For
       BRENDA J. WALKER                                          Mgmt          For                            For
       ROGER M. WIDMANN                                          Mgmt          For                            For

02     TO RATIFY THE APPOINTMENT OF ERNST & YOUNG LLP            Mgmt          For                            For
       AS INDEPENDENT REGISTERED PUBLIC ACCOUNTING
       FIRM FOR THE FISCAL YEAR ENDING DECEMBER 31,
       2005.




--------------------------------------------------------------------------------------------------------------------------
 COLONIAL PROPERTIES TRUST                                                                   Agenda Number:  932263356
--------------------------------------------------------------------------------------------------------------------------
        Security:  195872106
    Meeting Type:  Special
    Meeting Date:  15-Apr-2005
          Ticker:  CLP   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     TO APPROVE THE ISSUANCE OF COLONIAL COMMON SHARES         Mgmt          For                            For
       CONTEMPLATED BY THE AGREEMENT AND PLAN OF MERGER,
       DATED AS OF OCTOBER 25, 2004, AS AMENDED, BY
       AND AMONG THE COMPANY, CLNL ACQUISITION SUB
       LLC, AND CORNERSTONE REALTY INCOME TRUST, INC.
       THE MERGER AGREEMENT IS DESCRIBED IN, AND ATTACHED
       AS ANNEX A TO, THE ACCOMPANYING JOINT PROXY
       STATEMENT/PROSPECTUS.

02     TO APPROVE AN AMENDMENT TO THE COLONIAL DECLARATION       Mgmt          For                            For
       OF TRUST TO INCREASE THE NUMBER OF AUTHORIZED
       COLONIAL COMMON SHARES FROM 65,000,000 TO 125,000,000
       AND COLONIAL PREFERRED SHARES FROM 10,000,000
       TO 20,000,000.

03     TO APPROVE THE ISSUANCE OF UP TO 15,000,000               Mgmt          For                            For
       COLONIAL PREFERRED SHARES.

04     TO APPROVE AN ADJOURNMENT OR POSTPONEMENT OF              Mgmt          For                            For
       THE SPECIAL MEETING OF SHAREHOLDERS, IF NECESSARY,
       TO SOLICIT ADDITIONAL PROXIES IN FAVOR OF THE
       PROPOSALS ABOVE.




--------------------------------------------------------------------------------------------------------------------------
 COLONIAL PROPERTIES TRUST                                                                   Agenda Number:  932263368
--------------------------------------------------------------------------------------------------------------------------
        Security:  195872403
    Meeting Type:  Special
    Meeting Date:  15-Apr-2005
          Ticker:  CLPPRD
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     TO APPROVE AN AMENDMENT TO THE COLONIAL DECLARATION       Mgmt          No vote
       OF TRUST TO INCREASE THE NUMBER OF AUTHORIZED
       COLONIAL COMMON SHARES FROM 65,000,000 TO 125,000,000
       AND COLONIAL PREFERRED SHARES FROM 10,000,000
       TO 20,000,000.

02     TO APPROVE THE ISSUANCE OF UP TO 15,000,000               Mgmt          No vote
       COLONIAL PREFERRED SHARES.

03     TO APPROVE AN ADJOURNMENT OR POSTPONEMENT OF              Mgmt          No vote
       THE SPECIAL MEETING OF SHAREHOLDERS, IF NECESSARY,
       TO SOLICIT ADDITIONAL PROXIES IN FAVOR OF THE
       PROPOSALS ABOVE.




--------------------------------------------------------------------------------------------------------------------------
 COLONIAL PROPERTIES TRUST                                                                   Agenda Number:  932297345
--------------------------------------------------------------------------------------------------------------------------
        Security:  195872106
    Meeting Type:  Annual
    Meeting Date:  27-Apr-2005
          Ticker:  CLP   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       CARL F. BAILEY                                            Mgmt          For                            For
       M. MILLER GORRIE                                          Mgmt          For                            For
       WILLIAM M. JOHNSON                                        Mgmt          For                            For
       GLADE M. KNIGHT*                                          Mgmt          For                            For
       JAMES K. LOWDER                                           Mgmt          For                            For
       THOMAS H. LOWDER                                          Mgmt          For                            For
       HERBERT A. MEISLER                                        Mgmt          For                            For
       CLAUDE B. NIELSEN                                         Mgmt          For                            For
       HAROLD W. RIPPS                                           Mgmt          For                            For
       DONALD T. SENTERFITT                                      Mgmt          For                            For
       JOHN W. SPIEGEL                                           Mgmt          For                            For

02     TO RATIFY THE APPOINTMENT OF PRICEWATERHOUSECOOPERS       Mgmt          For                            For
       LLP, AS INDEPENDENT AUDITORS OF THE COMPANY
       FOR THE FISCAL YEAR ENDING DECEMBER 31, 2005.




--------------------------------------------------------------------------------------------------------------------------
 CRESCENT REAL ESTATE EQUITIES COMPAN                                                        Agenda Number:  932350666
--------------------------------------------------------------------------------------------------------------------------
        Security:  225756105
    Meeting Type:  Annual
    Meeting Date:  13-Jun-2005
          Ticker:  CEI   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       JOHN C. GOFF                                              Mgmt          For                            For
       PAUL E. ROWSEY, III                                       Mgmt          For                            For
       ROBERT W. STALLINGS                                       Mgmt          For                            For

02     TO APPROVE THE APPOINTMENT OF ERNST & YOUNG               Mgmt          For                            For
       LLP AS THE INDEPENDENT AUDITORS OF THE COMPANY
       FOR THE FISCAL YEAR ENDING DECEMBER 31, 2005.




--------------------------------------------------------------------------------------------------------------------------
 EDUCATION REALTY TRUST, INC.                                                                Agenda Number:  932344396
--------------------------------------------------------------------------------------------------------------------------
        Security:  28140H104
    Meeting Type:  Annual
    Meeting Date:  25-May-2005
          Ticker:  EDR   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       PAUL O. BOWER                                             Mgmt          For                            For
       MONTE J. BARROW                                           Mgmt          For                            For
       WILLIAM J. CAHILL, III                                    Mgmt          For                            For
       RANDALL L. CHURCHEY                                       Mgmt          For                            For
       JOHN L. FORD                                              Mgmt          For                            For

02     RATIFICATION OF APPOINTMENT OF DELOITTE & TOUCHE          Mgmt          For                            For
       LLP AS THE COMPANY S INDEPENDENT AUDITORS FOR
       THE FISCAL YEAR ENDING DECEMBER 31, 2005.




--------------------------------------------------------------------------------------------------------------------------
 EQUITY OFFICE PROPERTIES TRUST                                                              Agenda Number:  932299995
--------------------------------------------------------------------------------------------------------------------------
        Security:  294741103
    Meeting Type:  Annual
    Meeting Date:  24-May-2005
          Ticker:  EOP   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       MARILYN A. ALEXANDER                                      Mgmt          For                            For
       THOMAS E. DOBROWSKI                                       Mgmt          For                            For
       WILLIAM M. GOODYEAR                                       Mgmt          For                            For
       JAMES D. HARPER, JR.                                      Mgmt          For                            For
       RICHARD D. KINCAID                                        Mgmt          For                            For
       DAVID K. MCKOWN                                           Mgmt          For                            For
       SHELI Z. ROSENBERG                                        Mgmt          For                            For
       STEPHEN I. SADOVE                                         Mgmt          For                            For
       SALLY SUSMAN                                              Mgmt          For                            For
       J.H.W.R. VAN DER VLIST                                    Mgmt          For                            For
       SAMUEL ZELL                                               Mgmt          For                            For

02     RATIFICATION OF THE AUDIT COMMITTEE S APPOINTMENT         Mgmt          For                            For
       OF ERNST & YOUNG LLP AS INDEPENDENT AUDITORS.




--------------------------------------------------------------------------------------------------------------------------
 EXTRA SPACE STORAGE INC.                                                                    Agenda Number:  932324736
--------------------------------------------------------------------------------------------------------------------------
        Security:  30225T102
    Meeting Type:  Annual
    Meeting Date:  16-May-2005
          Ticker:  EXR   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       KENNETH M. WOOLLEY                                        Mgmt          For                            For
       ANTHONY FANTICOLA                                         Mgmt          For                            For
       HUGH W. HORNE                                             Mgmt          For                            For
       SPENCER F. KIRK                                           Mgmt          For                            For
       JOSEPH D. MARGOLIS                                        Mgmt          For                            For
       ROGER B.PORTER                                            Mgmt          For                            For
       K. FRED SKOUSEN                                           Mgmt          For                            For

02     RATIFICATION OF THE APPOINTMENT OF ERNST & YOUNG          Mgmt          For                            For
       LLP AS THE COMPANY S INDEPENDENT REGISTERED
       PUBLIC ACCOUNTING FIRM.




--------------------------------------------------------------------------------------------------------------------------
 FIRST INDUSTRIAL REALTY TRUST, INC.                                                         Agenda Number:  932315408
--------------------------------------------------------------------------------------------------------------------------
        Security:  32054K103
    Meeting Type:  Annual
    Meeting Date:  18-May-2005
          Ticker:  FR    
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       MICHAEL W. BRENNAN                                        Mgmt          For                            For
       MICHAEL G. DAMONE                                         Mgmt          For                            For
       KEVIN W. LYNCH                                            Mgmt          For                            For

02     RATIFICATION OF THE APPOINTMENT OF PRICEWATERHOUSECOOPERS Mgmt          For                            For
       LLP AS THE COMPANY S INDEPENDENT REGISTERED
       PUBLIC ACCOUNTING FIRM.




--------------------------------------------------------------------------------------------------------------------------
 GABLES RESIDENTIAL TRUST                                                                    Agenda Number:  932307641
--------------------------------------------------------------------------------------------------------------------------
        Security:  362418105
    Meeting Type:  Annual
    Meeting Date:  17-May-2005
          Ticker:  GBP   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       DAVID D. FITCH                                            Mgmt          For                            For
       JOHN W. MCINTYRE                                          Mgmt          For                            For
       CHRIS D. WHEELER                                          Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 GLIMCHER REALTY TRUST                                                                       Agenda Number:  932280441
--------------------------------------------------------------------------------------------------------------------------
        Security:  379302102
    Meeting Type:  Annual
    Meeting Date:  06-May-2005
          Ticker:  GRT   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       WAYNE S. DORAN                                            Mgmt          For                            For
       MICHAEL P. GLIMCHER                                       Mgmt          For                            For
       ALAN R. WEILER                                            Mgmt          For                            For

02     RATIFICATION OF THE APPOINTMENT OF BDO SEIDMAN,           Mgmt          For                            For
       LLP AS THE COMPANY S INDEPENDENT REGISTERED
       PUBLIC ACCOUNTING FIRM FOR THE FISCAL YEAR
       ENDING DECEMBER 31, 2005.

03     TO VOTE AND OTHERWISE REPRESENT THE UNDERSIGNED           Mgmt          Against                        Against
       ON ANY OTHER MATTER THAT MAY PROPERLY COME
       BEFORE THE MEETING OR ANY ADJOURNMENT OR POSTPONEMENT
       THEREOF IN THE DISCRETION OF THE PROXY HOLDER.




--------------------------------------------------------------------------------------------------------------------------
 GMH COMMUNITIES TRUST                                                                       Agenda Number:  932338569
--------------------------------------------------------------------------------------------------------------------------
        Security:  36188G102
    Meeting Type:  Annual
    Meeting Date:  08-Jun-2005
          Ticker:  GCT   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       GARY M. HOLLOWAY, SR.                                     Mgmt          For                            For
       BRUCE F. ROBINSON                                         Mgmt          For                            For
       FREDERICK F. BUCHHOLZ                                     Mgmt          For                            For
       RADM J. EASTWOOD 'RET'.                                   Mgmt          For                            For
       STEVEN J. KESSLER                                         Mgmt          For                            For
       DENIS J. NAYDEN                                           Mgmt          For                            For
       DENNIS J. O'LEARY                                         Mgmt          For                            For
       RICHARD A. SILFEN                                         Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 HEALTH CARE PROPERTY INVESTORS, INC.                                                        Agenda Number:  932311537
--------------------------------------------------------------------------------------------------------------------------
        Security:  421915109
    Meeting Type:  Annual
    Meeting Date:  12-May-2005
          Ticker:  HCP   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       MARY A. CIRILLO                                           Mgmt          For                            For
       ROBERT R. FANNING, JR.                                    Mgmt          For                            For
       JAMES F. FLAHERTY III                                     Mgmt          For                            For
       DAVID B. HENRY                                            Mgmt          For                            For
       MICHAEL D. MCKEE                                          Mgmt          For                            For
       HAROLD M. MESSMER, JR.                                    Mgmt          Withheld                       Against
       PETER L. RHEIN                                            Mgmt          For                            For
       KENNETH B. ROATH                                          Mgmt          For                            For
       RICHARD M. ROSENBERG                                      Mgmt          For                            For
       JOSEPH P. SULLIVAN                                        Mgmt          For                            For

02     RATIFICATION OF ERNST & YOUNG LLP AS INDEPENDENT          Mgmt          For                            For
       AUDITORS FOR THE YEAR ENDING DECEMBER 31, 2005.

03     APPROVAL OF PROPOSAL TO ISSUE REPORT ON GREENHOUSE        Shr           Against                        For
       GAS EMISSIONS AND ENVIRONMENTAL EFFICIENCY.




--------------------------------------------------------------------------------------------------------------------------
 HEALTH CARE REIT, INC.                                                                      Agenda Number:  932288435
--------------------------------------------------------------------------------------------------------------------------
        Security:  42217K106
    Meeting Type:  Annual
    Meeting Date:  05-May-2005
          Ticker:  HCN   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       WILLIAM C. BALLARD, JR.                                   Mgmt          For                            For
       PETER J. GRUA                                             Mgmt          For                            For
       R. SCOTT TRUMBULL                                         Mgmt          For                            For

02     APPROVAL OF THE HEALTH CARE REIT, INC. 2005               Mgmt          For                            For
       LONG-TERM INCENTIVE PLAN.

03     RATIFICATION OF THE APPOINTMENT OF ERNST & YOUNG          Mgmt          For                            For
       LLP AS INDEPENDENT REGISTERED PUBLIC ACCOUNTING
       FIRM FOR THE FISCAL YEAR 2005.




--------------------------------------------------------------------------------------------------------------------------
 HERITAGE PROPERTY INVESTMENT TRUST,                                                         Agenda Number:  932305495
--------------------------------------------------------------------------------------------------------------------------
        Security:  42725M107
    Meeting Type:  Annual
    Meeting Date:  06-May-2005
          Ticker:  HTG   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       BERNARD CAMMARATA                                         Mgmt          For                            For
       MICHAEL J. JOYCE                                          Mgmt          For                            For
       THOMAS C. PRENDERGAST                                     Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 HOME PROPERTIES, INC.                                                                       Agenda Number:  932305522
--------------------------------------------------------------------------------------------------------------------------
        Security:  437306103
    Meeting Type:  Annual
    Meeting Date:  06-May-2005
          Ticker:  HME   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       WILLIAM BALDERSTON, III                                   Mgmt          For                            For
       JOSH E. FIDLER                                            Mgmt          For                            For
       ALAN L. GOSULE                                            Mgmt          For                            For
       LEONARD F. HELBIG, III                                    Mgmt          For                            For
       ROGER W. KOBER                                            Mgmt          For                            For
       NORMAN P. LEENHOUTS                                       Mgmt          For                            For
       NELSON B. LEENHOUTS                                       Mgmt          For                            For
       EDWARD J. PETTINELLA                                      Mgmt          For                            For
       CLIFFORD W. SMITH, JR.                                    Mgmt          For                            For
       PAUL L. SMITH                                             Mgmt          For                            For
       THOMAS S. SUMMER                                          Mgmt          For                            For
       AMY L. TAIT                                               Mgmt          For                            For

02     TO APPROVE THE HOME PROPERTIES, INC. AMENDED              Mgmt          For                            For
       AND RESTATED 2003 STOCK BENEFIT PLAN.

03     TO APPROVE THE HOME PROPERTIES, INC. SECOND               Mgmt          For                            For
       AMENDED AND RESTATED DIRECTOR DEFERRED COMPENSATION
       PLAN.

04     TO RATIFY THE APPOINTMENT OF PRICEWATERHOUSECOOPERS       Mgmt          For                            For
       LLP AS INDEPENDENT REGISTERED PUBLIC ACCOUNTING
       FIRM FOR 2005.




--------------------------------------------------------------------------------------------------------------------------
 HOSPITALITY PROPERTIES TRUST                                                                Agenda Number:  932310991
--------------------------------------------------------------------------------------------------------------------------
        Security:  44106M102
    Meeting Type:  Annual
    Meeting Date:  11-May-2005
          Ticker:  HPT   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       JOHN L. HARRINGTON                                        Mgmt          Withheld                       Against
       BARRY M. PORTNOY                                          Mgmt          Withheld                       Against




--------------------------------------------------------------------------------------------------------------------------
 HRPT PROPERTIES TRUST                                                                       Agenda Number:  932297078
--------------------------------------------------------------------------------------------------------------------------
        Security:  40426W101
    Meeting Type:  Annual
    Meeting Date:  10-May-2005
          Ticker:  HRP   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       BARRY M. PORTNOY                                          Mgmt          For                            For
       F.N. ZEYTOONJIAN                                          Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 INLAND REAL ESTATE CORPORATION                                                              Agenda Number:  932348469
--------------------------------------------------------------------------------------------------------------------------
        Security:  457461200
    Meeting Type:  Annual
    Meeting Date:  23-Jun-2005
          Ticker:  IRC   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       ROLAND W. BURRIS                                          Mgmt          For                            For
       THOMAS P. D'ARCY                                          Mgmt          For                            For
       DANIEL L. GOODWIN                                         Mgmt          For                            For
       JOEL G. HERTER                                            Mgmt          For                            For
       HEIDI N. LAWTON                                           Mgmt          For                            For
       THOMAS H. MCAULEY                                         Mgmt          For                            For
       THOMAS R. MCWILLIAMS                                      Mgmt          For                            For
       ROBERT D. PARKS                                           Mgmt          For                            For
       JOEL D. SIMMONS                                           Mgmt          For                            For

02     RATIFY THE APPOINTMENT OF KPMG LLP AS OUR INDEPENDENT     Mgmt          For                            For
       REGISTERED PUBLIC ACCOUNTING FIRM FOR THE FISCAL
       YEAR ENDING DECEMBER 31, 2005.

03     APPROVE THE 2005 EQUITY AWARD PLAN.                       Mgmt          For                            For

04     APPROVE AMENDMENTS TO ARTICLE VI OF OUR THIRD             Mgmt          For                            For
       ARTICLES OF AMENDMENT AND RESTATEMENT TO INCREASE
       THE NUMBER OF SHARES OF COMMON STOCK AUTHORIZED
       FOR ISSUANCE FROM 100.0 MILLION SHARES TO 500.0
       MILLION SHARES.

05     APPROVE AMENDMENTS TO ARTICLE VIII OF OUR THIRD           Mgmt          For                            For
       ARTICLES OF AMENDMENT AND RESTATEMENT TO CLARIFY
       THAT RESTRICTIONS ON OWNERSHIP DO NOT, AND
       CANNOT IN ANY WAY, IMPEDE SETTLEMENT OF TRADES
       IN OUR COMMON STOCK.




--------------------------------------------------------------------------------------------------------------------------
 ISTAR FINANCIAL INC.                                                                        Agenda Number:  932329293
--------------------------------------------------------------------------------------------------------------------------
        Security:  45031U101
    Meeting Type:  Annual
    Meeting Date:  25-May-2005
          Ticker:  SFI   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       JAY SUGARMAN                                              Mgmt          For                            For
       WILLIS ANDERSEN, JR.                                      Mgmt          For                            For
       ROBERT W. HOLMAN, JR.                                     Mgmt          For                            For
       ROBIN JOSEPHS                                             Mgmt          For                            For
       JOHN G. MCDONALD                                          Mgmt          For                            For
       GEORGE R. PUSKAR                                          Mgmt          For                            For
       JEFFREY A. WEBER                                          Mgmt          For                            For

02     APPROVAL OF EXPANDING THE ISTAR FINANCIAL INC.            Mgmt          Against                        Against
       EXECUTIVE AND DIRECTOR HIGH PERFORMANCE UNIT
       PROGRAM TO ADD A 2007 PLAN, 2008 PLAN AND 2009
       PLAN.

03     RATIFICATION OF THE APPOINTMENT OF PRICEWATERHOUSECOOPERS Mgmt          For                            For
       LLP AS THE COMPANY S INDEPENDENT ACCOUNTANTS
       FOR THE FISCAL YEAR ENDING DECEMBER 31, 2005.




--------------------------------------------------------------------------------------------------------------------------
 KILROY REALTY CORPORATION                                                                   Agenda Number:  932293044
--------------------------------------------------------------------------------------------------------------------------
        Security:  49427F108
    Meeting Type:  Annual
    Meeting Date:  17-May-2005
          Ticker:  KRC   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       JOHN B. KILROY, SR.                                       Mgmt          Withheld                       Against
       EDWARD F. BRENNAN, PHD                                    Mgmt          For                            For
       MATTHEW J. HART                                           Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 KRAMONT REALTY TRUST                                                                        Agenda Number:  932269790
--------------------------------------------------------------------------------------------------------------------------
        Security:  50075Q107
    Meeting Type:  Special
    Meeting Date:  14-Apr-2005
          Ticker:  KRT   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     A PROPOSAL TO ADOPT THE AMENDED AND RESTATED              Mgmt          For                            For
       AGREEMENT AND PLAN OF MERGER, DATED AS OF JANUARY
       27, 2005, BY AND AMONG CENTRO WATT AMERICA
       III, L.P., CENTRO WATT AMERICA III OP, LLC,
       CWAR OP MERGER SUB, LLC, CWAR OP MERGER SUB
       II, LLC, CWAR OP MERGER SUB III TRUST, CENTRO
       PROPERTIES LIMITED, CPT MANAGER LIMITED, AS
       MORE FULLY DESCRIBED IN THE PROXY STATEMENT.

02     TO VOTE, IN THEIR DISCRETION, AND OTHERWISE               Mgmt          For                            For
       REPRESENT THE UNDERSIGNED ON ANY MOTION TO
       ADJOURN OR POSTPONE THE MEETING.




--------------------------------------------------------------------------------------------------------------------------
 LIBERTY PROPERTY TRUST                                                                      Agenda Number:  932301423
--------------------------------------------------------------------------------------------------------------------------
        Security:  531172104
    Meeting Type:  Annual
    Meeting Date:  19-May-2005
          Ticker:  LRY   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       FREDERICK F. BUCHHOLZ                                     Mgmt          For                            For
       THOMAS C. DELOACH, JR.                                    Mgmt          For                            For
       DANIEL P. GARTON                                          Mgmt          For                            For
       STEPHEN B. SIEGEL                                         Mgmt          For                            For

02     APPROVAL OF THE PROPOSAL TO RATIFY THE SELECTION          Mgmt          For                            For
       OF ERNST & YOUNG LLP AS THE TRUST S INDEPENDENT
       REGISTERED PUBLIC ACCOUNTING FIRM FOR 2005.

03     APPROVAL OF THE SHAREHOLDER PROPOSAL RELATING             Shr           For                            Against
       TO TRUSTEE ELECTION BY MAJORITY VOTE OF THE
       SHAREHOLDERS.

04     APROVAL OF THE SHAREHOLDER PROPOSAL RELATING              Shr           Against                        For
       TO THE ESTABLISHMENT OF A SPECIAL COMMITTEE
       TO REVIEW ENVIRONMENTAL ISSUES.




--------------------------------------------------------------------------------------------------------------------------
 LTC PROPERTIES, INC.                                                                        Agenda Number:  932322390
--------------------------------------------------------------------------------------------------------------------------
        Security:  502175102
    Meeting Type:  Annual
    Meeting Date:  17-May-2005
          Ticker:  LTC   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       ANDRE C. DIMITRIADIS                                      Mgmt          For                            For
       BOYD W. HENDRICKSON                                       Mgmt          For                            For
       EDMUND C. KING                                            Mgmt          For                            For
       WENDY L. SIMPSON                                          Mgmt          For                            For
       TIMOTHY J. TRICHE, M.D.                                   Mgmt          For                            For
       SAM YELLEN                                                Mgmt          For                            For

02     RATIFICATION OF THE COMPANY S INDEPENDENT AUDITORS.       Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 MACK-CALI REALTY CORPORATION                                                                Agenda Number:  932334016
--------------------------------------------------------------------------------------------------------------------------
        Security:  554489104
    Meeting Type:  Annual
    Meeting Date:  23-Jun-2005
          Ticker:  CLI   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       NATHAN GANTCHER                                           Mgmt          For                            For
       DAVID S. MACK                                             Mgmt          For                            For
       WILLIAM L. MACK                                           Mgmt          For                            For
       ALAN G. PHILIBOSIAN                                       Mgmt          For                            For

02     RATIFICATION OF THE APPOINTMENT OF PRICEWATERHOUSECOOPERS Mgmt          For                            For
       LLP AS THE INDEPENDENT REGISTERED PUBLIC ACCOUNTANTS
       OF THE COMPANY FOR THE FISCAL YEAR ENDING DECEMBER
       31, 2005.

03     APPROVAL AND ADOPTION OF A SHAREHOLDER PROPOSAL,          Shr           For                            Against
       IF PRESENTED AT THE ANNUAL MEETING, REQUESTING
       THAT THE COMPANY ADOPT A MAJORITY VOTE STANDARD
       FOR ELECTIONS OF PERSONS TO THE BOARD OF DIRECTORS
       OF THE COMPANY.




--------------------------------------------------------------------------------------------------------------------------
 MAGUIRE PROPERTIES INC.                                                                     Agenda Number:  932343368
--------------------------------------------------------------------------------------------------------------------------
        Security:  559775101
    Meeting Type:  Annual
    Meeting Date:  07-Jun-2005
          Ticker:  MPG   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       ROBERT F. MAGUIRE III                                     Mgmt          For                            For
       RICHARD I. GILCHRIST                                      Mgmt          For                            For
       LAWRENCE S. KAPLAN                                        Mgmt          For                            For
       CAROLINE S. MCBRIDE                                       Mgmt          For                            For
       ANDREA L. VAN DE KAMP                                     Mgmt          For                            For
       WALTER L. WEISMAN                                         Mgmt          For                            For

02     RATIFICATION OF THE SELECTION OF KPMG LLP AS              Mgmt          For                            For
       THE COMPANY S INDEPENDENT REGISTERED PUBLIC
       ACCOUNTING FIRM FOR THE YEAR ENDED DECEMBER
       31, 2005.




--------------------------------------------------------------------------------------------------------------------------
 MID-AMERICA APARTMENT COMMUNITIES, I                                                        Agenda Number:  932303352
--------------------------------------------------------------------------------------------------------------------------
        Security:  59522J103
    Meeting Type:  Annual
    Meeting Date:  19-May-2005
          Ticker:  MAA   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       H. ERIC BOLTON, JR.                                       Mgmt          For                            For
       ALAN B. GRAF, JR.                                         Mgmt          For                            For
       RALPH HORN                                                Mgmt          For                            For

02     RATIFICATION OF KPMG LLP AS THE COMPANY S INDEPENDENT     Mgmt          For                            For
       AUDITORS FOR 2005.




--------------------------------------------------------------------------------------------------------------------------
 NATIONWIDE HEALTH PROPERTIES, INC.                                                          Agenda Number:  932289336
--------------------------------------------------------------------------------------------------------------------------
        Security:  638620104
    Meeting Type:  Annual
    Meeting Date:  27-Apr-2005
          Ticker:  NHP   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       R. BRUCE ANDREWS                                          Mgmt          For                            For
       CHARLES D. MILLER                                         Mgmt          For                            For

02     APPROVAL OF THE NATIONWIDE HEALTH PROPERTIES,             Mgmt          For                            For
       INC. 2005 PERFORMANCE INCENTIVE PLAN.




--------------------------------------------------------------------------------------------------------------------------
 NEW PLAN EXCEL REALTY TRUST, INC.                                                           Agenda Number:  932288966
--------------------------------------------------------------------------------------------------------------------------
        Security:  648053106
    Meeting Type:  Annual
    Meeting Date:  11-May-2005
          Ticker:  NXL   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       RAYMOND H. BOTTORF                                        Mgmt          For                            For
       MATTHEW GOLDSTEIN                                         Mgmt          For                            For
       GREGORY WHITE                                             Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 NEWCASTLE INVESTMENT CORP.                                                                  Agenda Number:  932326588
--------------------------------------------------------------------------------------------------------------------------
        Security:  65105M108
    Meeting Type:  Annual
    Meeting Date:  17-May-2005
          Ticker:  NCT   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       WESLEY R. EDENS                                           Mgmt          For                            For
       DAVID K. MCKOWN                                           Mgmt          For                            For

02     PROPOSAL TO APPROVE THE APPOINTMENT OF ERNST              Mgmt          For                            For
       & YOUNG LLP AS THE COMPANY S INDEPENDENT AUDITORS
       FOR THE FISCAL YEAR 2005.




--------------------------------------------------------------------------------------------------------------------------
 PRENTISS PROPERTIES TRUST                                                                   Agenda Number:  932305534
--------------------------------------------------------------------------------------------------------------------------
        Security:  740706106
    Meeting Type:  Annual
    Meeting Date:  11-May-2005
          Ticker:  PP    
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       MICHAEL V. PRENTISS                                       Mgmt          For                            For
       THOMAS J. HYNES, JR.                                      Mgmt          For                            For
       BARRY J.C. PARKER                                         Mgmt          For                            For

02     RATIFICATION OF THE APPOINTMENT OF PRICEWATERHOUSECOOPERS Mgmt          For                            For
       LLP AS THE COMPANY S INDEPENDENT REGISTERED
       PUBLIC ACCOUNTING FIRM FOR 2005.

03     APPROVAL OF THE 2005 SHARE INCENTIVE PLAN.                Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 RECKSON ASSOCIATES REALTY CORP.                                                             Agenda Number:  932322857
--------------------------------------------------------------------------------------------------------------------------
        Security:  75621K106
    Meeting Type:  Annual
    Meeting Date:  19-May-2005
          Ticker:  RA    
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       SCOTT H. RECHLER                                          Mgmt          For                            For
       DOUGLAS CROCKER II                                        Mgmt          For                            For
       ELIZABETH MCCAUL                                          Mgmt          For                            For
       RONALD H. MENAKER                                         Mgmt          For                            For
       PETER QUICK                                               Mgmt          For                            For
       LEWIS S. RANIERI                                          Mgmt          For                            For
       JOHN F. RUFFLE                                            Mgmt          For                            For
       STANLEY STEINBERG                                         Mgmt          For                            For

02     TO AMEND THE CHARTER OF THE COMPANY TO INCREASE           Mgmt          For                            For
       THE NUMBER OF AUTHORIZED SHARES OF COMMON STOCK
       FROM 100,000,000 TO 200,000,000.

03     TO APPROVE THE COMPANY S 2005 STOCK OPTION PLAN.          Mgmt          For                            For

04     TO RATIFY THE SELECTION OF ERNST & YOUNG LLP              Mgmt          For                            For
       AS THE INDEPENDENT REGISTERED PUBLIC ACCOUNTING
       FIRM OF THE COMPANY FOR THE FISCAL YEAR ENDING
       DECEMBER 31, 2005.




--------------------------------------------------------------------------------------------------------------------------
 SIMON PROPERTY GROUP, INC.                                                                  Agenda Number:  932299755
--------------------------------------------------------------------------------------------------------------------------
        Security:  828806604
    Meeting Type:  Annual
    Meeting Date:  11-May-2005
          Ticker:  SPGPRF
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       BIRCH BAYH                                                Mgmt          For                            For
       MELVYN E. BERGSTEIN                                       Mgmt          For                            For
       LINDA WALKER BYNOE                                        Mgmt          For                            For
       KAREN N. HORN                                             Mgmt          For                            For
       REUBEN S. LEIBOWITZ                                       Mgmt          For                            For
       J. ALBERT SMITH, JR.                                      Mgmt          For                            For
       PIETER S. VAN DEN BERG                                    Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 SOVRAN SELF STORAGE, INC.                                                                   Agenda Number:  932309429
--------------------------------------------------------------------------------------------------------------------------
        Security:  84610H108
    Meeting Type:  Annual
    Meeting Date:  18-May-2005
          Ticker:  SSS   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       ROBERT J. ATTEA                                           Mgmt          For                            For
       KENNETH F. MYSZKA                                         Mgmt          For                            For
       JOHN E. BURNS                                             Mgmt          For                            For
       MICHAEL A. ELIA                                           Mgmt          For                            For
       ANTHONY P. GAMMIE                                         Mgmt          For                            For
       CHARLES E. LANNON                                         Mgmt          For                            For

02     APPROVAL OF ADOPTION OF THE 2005 AWARD AND OPTION         Mgmt          For                            For
       PLAN.

03     RATIFICATION OF THE APPOINTMENT OF ERNST & YOUNG          Mgmt          For                            For
       LLP AS INDEPENDENT AUDITORS FOR FISCAL YEAR
       2005.




--------------------------------------------------------------------------------------------------------------------------
 STRATEGIC HOTEL CAPITAL, INC.                                                               Agenda Number:  932311587
--------------------------------------------------------------------------------------------------------------------------
        Security:  86272T106
    Meeting Type:  Annual
    Meeting Date:  18-May-2005
          Ticker:  SLH   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       ROBERT P. BOWEN                                           Mgmt          For                            For
       JOHN C. DETERDING                                         Mgmt          For                            For
       ROBERT M. FALZON                                          Mgmt          For                            For
       LAURENCE S. GELLER                                        Mgmt          For                            For
       THOMAS A. HASSARD                                         Mgmt          For                            For
       JONATHAN LANGER                                           Mgmt          For                            For
       ROBERT J. WATSON                                          Mgmt          For                            For

02     AUDITORS. RATIFICATION OF THE APPOINTMENT OF              Mgmt          For                            For
       DELOITTE & TOUCHE LLP AS INDEPENDENT AUDITORS
       FOR THE FISCAL YEAR ENDING DECEMBER 31, 2005.

03     TO VOTE, IN ITS DISCRETION, UPON ANY OTHER BUSINESS       Mgmt          Against                        Against
       THAT MAY PROPERLY COME BEFORE THE ANNUAL MEETING
       OR ANY POSTPONEMENT OR ADJOURNMENT THEREOF.
       MANAGEMENT IS NOT AWARE OF ANY OTHER MATTERS
       THAT SHOULD COME BEFORE THE ANNUAL MEETING.




--------------------------------------------------------------------------------------------------------------------------
 THE MACERICH COMPANY                                                                        Agenda Number:  932325740
--------------------------------------------------------------------------------------------------------------------------
        Security:  554382101
    Meeting Type:  Annual
    Meeting Date:  19-May-2005
          Ticker:  MAC   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       DANA K. ANDERSON                                          Mgmt          For                            For
       DIANA M. LAING                                            Mgmt          For                            For
       STANLEY A. MOORE                                          Mgmt          For                            For

02     RATIFICATION OF THE APPOINTMENT OF DELOITTE               Mgmt          For                            For
       & TOUCHE LLP AS THE COMPANY S INDEPENDENT ACCOUNTANTS
       FOR THE YEAR ENDING DECEMBER 31, 2005.




--------------------------------------------------------------------------------------------------------------------------
 THE MILLS CORPORATION                                                                       Agenda Number:  932319482
--------------------------------------------------------------------------------------------------------------------------
        Security:  601148109
    Meeting Type:  Annual
    Meeting Date:  07-Jun-2005
          Ticker:  MLS   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       LAURENCE C. SIEGEL                                        Mgmt          For                            For
       FRANZ VON PERFALL                                         Mgmt          For                            For
       CRISTINA L. ROSE                                          Mgmt          For                            For
       COLOMBE M. NICHOLAS                                       Mgmt          For                            For

02     PROPOSAL TO RATIFY THE APPOINTMENT OF ERNST               Mgmt          For                            For
       & YOUNG LLP AS AUDITORS FOR 2005.




--------------------------------------------------------------------------------------------------------------------------
 TOWN & COUNTRY TRUST                                                                        Agenda Number:  932299577
--------------------------------------------------------------------------------------------------------------------------
        Security:  892081100
    Meeting Type:  Annual
    Meeting Date:  04-May-2005
          Ticker:  TCT   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       HARVEY SCHULWEIS                                          Mgmt          For                            For
       NANCY F. LERNER                                           Mgmt          For                            For
       JAMES H. BERICK                                           Mgmt          For                            For
       H. GRANT HATHAWAY                                         Mgmt          For                            For

02     RATIFY THE SELECTION OF ERNST & YOUNG LLP AS              Mgmt          For                            For
       THE TRUST S INDEPENDENT REGISTERED PUBLIC ACCOUNTING
       FIRM.




--------------------------------------------------------------------------------------------------------------------------
 U-STORE-IT TRUST                                                                            Agenda Number:  932340437
--------------------------------------------------------------------------------------------------------------------------
        Security:  91274F104
    Meeting Type:  Annual
    Meeting Date:  31-May-2005
          Ticker:  YSI   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       ROBERT J. AMSDELL                                         Mgmt          For                            For
       BARRY L. AMSDELL                                          Mgmt          For                            For
       THOMAS A. COMMES                                          Mgmt          For                            For
       J.C. 'JACK' DANNEMILLER                                   Mgmt          For                            For
       W.M. DIEFENDERFER III                                     Mgmt          For                            For
       HAROLD S. HALLER                                          Mgmt          For                            For
       DAVID J. LARUE                                            Mgmt          For                            For




--------------------------------------------------------------------------------------------------------------------------
 URSTADT BIDDLE PROPERTIES INC.                                                              Agenda Number:  932260677
--------------------------------------------------------------------------------------------------------------------------
        Security:  917286205
    Meeting Type:  Annual
    Meeting Date:  09-Mar-2005
          Ticker:  UBA   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       CHARLES D. URSTADT                                        Mgmt          For                            For
       PETER HERRICK                                             Mgmt          For                            For
       GEORGE J. VOJTA                                           Mgmt          For                            For

02     TO RATIFY THE APPOINTMENT OF ERNST & YOUNG LLP            Mgmt          For                            For
       AS THE INDEPENDENT AUDITORS OF THE COMPANY
       FOR ONE YEAR.




--------------------------------------------------------------------------------------------------------------------------
 VENTAS, INC.                                                                                Agenda Number:  932301714
--------------------------------------------------------------------------------------------------------------------------
        Security:  92276F100
    Meeting Type:  Annual
    Meeting Date:  24-May-2005
          Ticker:  VTR   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       DEBRA A. CAFARO                                           Mgmt          For                            For
       RONALD G. GEARY                                           Mgmt          For                            For
       DOUGLAS CROCKER II                                        Mgmt          For                            For
       CHRISTOPHER T. HANNON                                     Mgmt          For                            For
       THOMAS C. THEOBALD                                        Mgmt          For                            For
       JAY M. GELLERT                                            Mgmt          For                            For
       SHELI Z. ROSENBERG                                        Mgmt          For                            For

02     TO RATIFY THE APPOINTMENT OF ERNST & YOUNG LLP            Mgmt          For                            For
       AS THE INDEPENDENT AUDITORS FOR FISCAL YEAR
       2005.

03     TO ADOPT THE VENTAS EMPLOYEE AND DIRECTOR STOCK           Mgmt          For                            For
       PURCHASE PLAN.




--------------------------------------------------------------------------------------------------------------------------
 VORNADO REALTY TRUST                                                                        Agenda Number:  932334713
--------------------------------------------------------------------------------------------------------------------------
        Security:  929042109
    Meeting Type:  Annual
    Meeting Date:  18-May-2005
          Ticker:  VNO   
            ISIN:  
--------------------------------------------------------------------------------------------------------------------------

Prop.# Proposal                                                  Proposal      Proposal Vote                  For/Against
                                                                 Type                                         Management

01     DIRECTOR
       ANTHONY DEERING                                           Mgmt          For                            For
       MICHAEL LYNNE                                             Mgmt          For                            For
       ROBERT H. SMITH                                           Mgmt          For                            For
       RONALD TARGAN                                             Mgmt          For                            For

02     THE RATIFICATION OF THE SELECTION OF INDEPENDENT          Mgmt          For                            For
       AUDITORS



An * in the For/Against management field indicates management position unknown 
since information regarding non-U.S. issuers is not readily available.





SIGNATURES

Pursuant to the requirements of the Investment Company Act of 1940, the
registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.

(Registrant)         Cohen & Steers Quality Income Realty Fund, Inc.
By (Signature)       /s/ John E. McClean
Name                 John E. McLean
Title                Assistant Secretary
Date                 08/17/2005