A Living from the Land

by William Budington Duryee

The size of the tract to be acquired and the enterprises that can be engaged in will depend in considerable measure upon the size of the occupant’s family—whether they can assist in its operation and whether the owner himself intends to put in all or only a part of his time. The possibility of securing extra labor should also be looked into before larger operations are attempted. No definite formula can be set down for desirable area and enterprises in relation to time available for operating. However, the owner will realize that one pair of hands can do only so much work. To try to operate beyond the capacity of his own time and that of others available is to become involved in striving to keep up with exigencies that may make country life a struggle instead of a pleasurable existence. It may result, too, in losses due to inability to get things done on time, and nature deals harshly with those who neglect the seasonable operations that come in any agricultural enterprise. “Bulling through” or skimping or cutting corners simply will not work when one is dealing with plant and animal life and only failure will come to him who undertakes to bluff nature.

The successful operator of a farming endeavor must always be on top of his work, that is, able to plan and direct his energies in the most productive way at the right time. This is really managing and is likely to lead to success and satisfaction. To have so much to do that one emergency after another must be met brings the operator down under his farming projects. He ceases to manage under these conditions and becomes driven by his own creations. To avoid this unhappy state, which is entirely unnecessary, planning must be effectively done and operations undertaken in a gradual way up to one’s capacity.

Cost of Land.—The price one should pay for land in a relatively small tract cannot be arbitrarily fixed. Those who own large farms or tracts expect to receive a bonus for the acres located along a highway as compared with an average price for the entire place. It should be possible to buy a 5- or 10-acre tract of land in the open country with highway frontage for from $150 to $250 an acre, depending on location. If the land is located near town or city where speculative operations have enhanced values, the cost will be considerably more. Where an entire farm is desired, the buildings are frequently given no value, the cost being the price of the land only. As has been stated, it is quite possible to acquire too much land as well as too little. A few acres selected from a tract of good, productive soil will usually be found a better investment than a large farm that has been abandoned because of lack of fertility.

Accessibility to Cities.—In deciding upon the location of a farm, methods of transportation that are available are as important as nearness to cities. A location near a railroad station offers the possibility of low commutation rates to a point of industrial or commercial employment. A location abutting upon an improved highway means that transportation by bus or by personally owned automobile can be utilized at the least expense and trouble the year round. The recent development of bus lines covering almost every main artery of travel offers facilities for quick and economical transportation unknown to country residents even a few years ago. Furthermore, the selection of a place of residence accessible to transportation to and from it is a factor to be borne in mind in connection with the possible resale of the property, should that at any time be desirable or necessary.

The Soil.—The type of soil is a highly important factor in determining upon location; also important is its crop-producing capacity. For all general purposes, a soil which is loamy in texture is desirable. Types to be avoided are the extremes of clay and sand. A heavy clay soil, particularly where the land is in a depression, not only inhibits plant growth of all kinds but is often undesirable as a place of residence from the standpoint of healthfulness. A condition of extreme muddiness in wet weather creates an unpleasant reaction on those forced to live near it. On the other hand, areas which are so sandy in character as to furnish no fertility for the growth of plants will be found undesirable in making the surroundings of the home attractive and in growing the vegetables and fruits which should constitute a part of the living.

One method of judging the soil consists of examining the vegetation that is already growing upon it and determining on that basis whether it is likely to be favorable for the growth of desirable plants. For this reason, the selection of a site during the growing season is recommended, rather than during a dormant season when it is difficult to form an estimate of the vegetation that the soil will support.

Availability of Electricity.—While it is possible to secure individual electrical generating plants, it is far preferable to establish a home where electric lines may be tapped. The obtaining of electrical energy from a commercial line is desirable because of its greater dependability, generally lower cost and the fact that unlimited use of electricity may be obtained without the overloading that frequently occurs where individual plants are set up. Probably the availability of public utility lines is the greatest asset of comfortable country life and one of the most important factors in creating genuine resale value. These lines bring to the country dweller most of the advantages that are enjoyed by city residents. This is true not only because of the advantages of electric lights, but also because electricity makes possible the use of such modern appurtenances to the home as electric refrigerators, washers, radios, water pumps and various devices and machines for use in connection with poultry keeping and vegetable growing.

Type of Buildings.—Especial attention should be given to the adaptability to the buyer’s needs of the residence and the other buildings that may already be in existence. If the plot being considered is on a main highway, it is highly desirable to have the residence located back from the highway a hundred feet or more as a means of eliminating noise and promoting safety especially if children are in the family. The location of a home directly on one of the main arteries of traffic destroys many of the advantages of country life, owing to the distracting noises that accompany intensive truck and passenger traffic.

The age of buildings and their previous care have a direct relation to their value, particularly if they are of frame construction. If the buildings have been standing for a number of years, full allowance must be made for depreciation and repairs incident to weathering and long usage. The actual investment represented in a building erected under war or post-war conditions may not be in line with present values. In measuring the value of the principal buildings that are already on a tract, careful consideration should be given to the cost of replacement. Consideration should be given also to the outbuildings that may be on such a place. Instead of being an asset to the property, they may be a distinct liability if they are not directly useful to the intending purchaser. From the standpoint of economy of maintenance and generally good appearance, it is much better to have one building serve a number of purposes than to have a number on different parts of the property, adding to the cost of maintenance and multiplying steps.

Educational Facilities.—Where there are children in the family, the location of schools and the facilities which they offer should be investigated by the prospective buyer. It is desirable to locate as near to schools as possible. In recent years there has been a strong tendency throughout the country to do away with local schools and to consolidate educational facilities in one building. Coupled with this trend is the free transportation of pupils to consolidated schools. Therefore, it is highly important to locate either near a school which will be kept in operation or where transportation facilities are available to and from the home and the school. It should be said that the trend toward consolidation of schools has carried with it great benefits to children who live in the open country by affording them educational facilities that are not exceeded by most city schools.