EX-99.906CERT


                                 EXHIBIT 12 (b)
                           RULE 30a-2(b) CERTIFICATION

         In connection with the report of Cohen & Steers Total Return Realty
Fund, Inc. (the "Company") on Form N-CSR as filed with the Securities and
Exchange Commission on the date hereof (the "Report"), I, Adam M. Derechin,
Chief Executive Officer of the Company, certify, pursuant to 18 U.S.C. 'SS'1350,
as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of
the Securities Exchange Act of 1934; and

(2) The information contained in the Report fairly presents, in all material
respects, the financial condition and results of operations of the Company.

                                                 /s/ Adam M. Derechin
                                                 -----------------------
                                                 Adam M. Derechin
                                                 Chief Executive Officer
                                                 Date: August 23, 2005









                                 EXHIBIT 12 (b)
                           RULE 30a-2(b) CERTIFICATION

         In connection with the report of Cohen & Steers Total Return Realty
Fund, Inc. (the "Company") on Form N-CSR as filed with the Securities and
Exchange Commission on the date hereof (the "Report"), I, Jay. J. Chen, Chief
Financial Officer of the Company, certify, pursuant to 18 U.S.C. 'SS'1350, as
adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

(1)      The Report fully complies with the requirements of Section 13(a) or
15(d) of the Securities Exchange Act of 1934; and

(2)      The information contained in the Report fairly presents, in all
material respects, the financial condition and results of operations of the
Company.

                                                 /s/ Jay J. Chen
                                                 -----------------------
                                                 Jay J. Chen
                                                 Chief Financial Officer
                                                 Date: August 23, 2005