VIRTUS Duff & Phelps Global Real Estate Securities Fund
SCHEDULE OF INVESTMENTS (Unaudited)
June 30, 2025
($ reported in thousands)
  Shares   Value
Common Stocks—98.7%
Australia—5.7%    
Goodman Group   302,300   $  6,812
National Storage REIT 2,099,662     3,178
NEXTDC Ltd.(1)   243,998     2,329
Scentre Group 3,780,200     8,857
       21,176
       
 
Belgium—1.8%    
Aedifica S.A.    50,009     3,891
Warehouses De Pauw CVA   110,479     2,694
        6,585
       
 
Canada—3.5%    
Canadian Apartment Properties REIT   149,185     4,865
Chartwell Retirement Residences   268,350     3,664
First Capital Real Estate Investment Trust   335,050     4,466
       12,995
       
 
China—1.5%    
Swire Properties Ltd. (Hong Kong) 2,200,000     5,493
France—1.4%    
Klepierre S.A.   138,594     5,459
Germany—2.1%    
Vonovia SE   227,678     8,022
India—1.0%    
Capitaland India Trust 4,526,783     3,738
Japan—7.9%    
Comforia Residential REIT, Inc.       996     1,983
Japan Hotel REIT Investment Corp.    10,416     5,504
Mitsubishi Estate Co., Ltd.   488,500     9,169
Mitsui Fudosan Co., Ltd. 1,015,050     9,833
Mitsui Fudosan Logistics Park, Inc.     4,291     3,114
       29,603
       
 
Singapore—1.7%    
CapitaLand Ascendas REIT 2,956,300     6,231
Spain—2.8%    
Merlin Properties Socimi S.A.   786,796    10,315
Sweden—1.0%    
Castellum AB    98,466     1,291
Catena AB    52,341     2,670
        3,961
       
 
United Kingdom—6.2%    
British Land Co. plc (The)   530,000     2,738
Derwent London plc    96,160     2,735
Safestore Holdings plc   217,722     2,116
Tritax Big Box REIT plc 2,936,900     5,950
  Shares   Value
       
United Kingdom—continued    
UNITE Group plc (The)   818,999   $  9,528
       23,067
       
 
United States—62.1%    
American Homes 4 Rent Class A   308,300    11,121
American Tower Corp.    27,635     6,108
Americold Realty Trust, Inc.   125,925     2,094
AvalonBay Communities, Inc.    67,445    13,725
Brixmor Property Group, Inc.   312,508     8,138
BXP, Inc.    71,000     4,790
Cousins Properties, Inc.   119,300     3,583
CubeSmart   155,375     6,604
Digital Realty Trust, Inc.    95,175    16,592
Equinix, Inc.    23,760    18,900
Equity LifeStyle Properties, Inc.    94,425     5,823
Essential Properties Realty Trust, Inc.   147,800     4,716
Essex Property Trust, Inc.    22,965     6,508
Host Hotels & Resorts, Inc.   201,531     3,096
Iron Mountain, Inc.    81,565     8,366
Mid-America Apartment Communities, Inc.    46,350     6,860
Phillips Edison & Co., Inc.   127,550     4,468
Prologis, Inc.   224,418    23,591
Public Storage    29,425     8,634
Rexford Industrial Realty, Inc.   139,200     4,951
Ryman Hospitality Properties, Inc.    51,635     5,095
Simon Property Group, Inc.    60,321     9,697
Smartstop Self Storage REIT, Inc.    74,225     2,689
Ventas, Inc.   198,350    12,526
Vornado Realty Trust   106,045     4,055
Welltower, Inc.   188,950    29,047
      231,777
       
 
Total Common Stocks
(Identified Cost $290,966)
  368,422
       
 
       
 
Total Long-Term Investments—98.7%
(Identified Cost $290,966)
  368,422
       
 
       
 
TOTAL INVESTMENTS—98.7%
(Identified Cost $290,966)
  $368,422
Other assets and liabilities, net—1.3%     4,871
NET ASSETS—100.0%   $373,293
    
Abbreviations:
plc Public Limited Company
REIT Real Estate Investment Trust
    
Footnote Legend:
(1) Non-income producing.
See Notes to Schedule of Investments
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VIRTUS Duff & Phelps Global Real Estate Securities Fund
SCHEDULE OF INVESTMENTS (Unaudited) (Continued)
June 30, 2025
($ reported in thousands)
Country Weightings
United States 63%
Japan 8
United Kingdom 6
Australia 6
Canada 4
Spain 3
Germany 2
Other 8
Total 100%
% of total investments as of June 30, 2025.
The following table summarizes the value of the Fund’s investments as of June 30, 2025, based on the inputs used to value them (See Security Valuation Note 1 in the Notes to Schedule of Investments):
  Total
Value at
June 30, 2025
  Level 1
Quoted Prices
Assets:      
Equity Securities:      
Common Stocks $368,422   $368,422
Total Investments $368,422   $368,422
There were no securities valued using significant observable inputs (Level 2) or significant unobservable inputs (Level 3) at June 30, 2025.
There were no transfers into or out of Level 3 related to securities held at June 30, 2025.
See Notes to Schedule of Investments
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VIRTUS DUFF & PHELPS GLOBAL REAL ESTATE SECURITIES FUND
NOTES TO SCHEDULE OF INVESTMENTS (Unaudited)
June 30, 2025
Note 1. Security Valuation
The Fund’s Board of Trustees has designated the investment adviser as the valuation designee to perform fair valuations pursuant to Rule 2a-5 under the Investment Company Act of 1940. The Fund utilizes a fair value hierarchy which prioritizes the inputs to valuation techniques used to measure fair value into three broad levels. The Fund’s policy is to recognize transfers into or out of Level 3 at the end of the reporting period.
Level 1 – quoted prices in active markets for identical securities (security types generally include listed equities).
Level 2 – prices determined using other significant observable inputs (including quoted prices for similar securities, interest rates, prepayment speeds, credit risk, etc.).
Level 3 – prices determined using significant unobservable inputs (including the investment adviser’s Valuation Committee’s own assumptions in determining the fair value of investments).
A description of the valuation techniques applied to the Fund’s major categories of assets and liabilities measured at fair value on a recurring basis is as follows:
Equity securities are valued at the official closing price (typically last sale) on the exchange on which the securities are primarily traded or, if no closing price is available, at the last bid price and are categorized as Level 1 in the hierarchy. Illiquid, restricted equity securities and illiquid private placements are internally fair valued by the investment adviser’s Valuation Committee, and are generally categorized as Level 3 in the hierarchy.
Certain non-U.S. securities may be fair valued in cases where closing prices are not readily available or are deemed not reflective of readily available market prices. For example, significant events (such as movement in the U.S. securities market, or other regional and local developments) may occur between the time that non-U.S. markets close (where the security is principally traded) and the time that the Fund calculates its net asset value (“NAV”) at the close of regular trading on the New York Stock Exchange (“NYSE”) (generally 4 p.m. Eastern time) that may impact the value of securities traded in these non-U.S. markets. In such cases, the Fund fair values non-U.S. securities using an independent pricing service which considers the correlation of the trading patterns of the non-U.S. security to the intraday trading in the U.S. markets for investments such as American Depositary Receipts, financial futures, Exchange-Traded Funds (“ETFs”), and certain indexes, as well as prices for similar securities. Such fair valuations are categorized as Level 2 in the hierarchy. Because the frequency of significant events is not predictable, fair valuation of certain non-U.S. common stocks may occur on a frequent basis.
Debt instruments, including convertible bonds, restricted securities, and leveraged loans are valued based on either evaluated or composite quotations received from independent pricing services or from dealers who make markets in such securities. For most bond types, the pricing service utilizes matrix pricing that considers one or more of the following factors: yield or price of bonds of comparable quality, coupon, maturity, current cash flows, type, activity of the underlying equities, and current day trade information, as well as dealer supplied prices. These valuations are generally categorized as Level 2 in the hierarchy. Structured debt instruments, such as mortgage-backed and asset-backed securities may also incorporate collateral analysis and utilize cash flow models for valuation and are generally categorized as Level 2 in the hierarchy. Pricing services do not provide pricing for all securities and therefore indicative bids from dealers are utilized which are based on pricing models used by market makers in the security and are generally categorized as Level 2 in the hierarchy. Debt instruments that are internally fair valued by the investment adviser’s Valuation Committee are generally categorized as Level 3 in the hierarchy.
Investments in open-end mutual funds are valued at NAV. Investments in closed-end funds and ETFs are valued as of the close of regular trading on the NYSE each business day. Each is categorized as Level 1 in the hierarchy.
A summary of the inputs used to value the Fund’s net assets by each major security type is disclosed at the end of the Schedule of Investments for the Fund. The inputs or methodologies used for valuing securities are not necessarily an indication of the risk associated with investing in those securities.
For additional information about significant accounting policies, refer to the Fund’s most recent semi or annual financial statements.
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