Hints to homeseekers; a handbook of agricultural opportunities

Introduction

During the past two decades there has been a more rapid movement from the older established communities into the newly developing sections of the United States and Canada than during any previous period of equal length. For various reasons many farmers have left their old home surroundings and have established new homes in sections where land values are lower, but where opportunities for higher development are promising. Thousands of people in the cities and towns have become land hungry and the ''back to the land" movement has assumed considerable proportions. People in the various professions and in practically all walks of life are today giving more thought and consideration to the question of securing their living, in part at least, directly from the soil, than ever before in the history of our country.

It is our object to analyze very briefly a few of the conditions surrounding this movement and to inquire into some of the reasons why the feeling of imrest and the germ of discontent has taken hold of so many people.

It is also our aim to give such information, concerning the agricultural and soil conditions in the United States and Western Canada, as will assist those desiring a change, in selecting locations in which to establish permanent farm hv,mes, and to point out other reliable sources of information which should be drawn upon freely. The country is flooded every year with highly colored literature advertising farm lands, colonization propositions and all sorts of real estate schemes in all parts of the country. Much of the information given out in this way is misleading to say the least, and a large number of people are influenced to buy a farm in some "land of promise," whereas iv • Inh-odnciion.

if they were thoroughly familiar with the actual conditions their decision might be quite different. If onl}' reliable information concerning farm lands could be circulated, thousands upon thousands of dollars would be saved annually by those who are often sadly in need of the money, but who are sincere in their desire for a farm home.

There is an increasing demand at the present time for such information as will assist a prospective purchaser in selecting land in any part of the country to which he might wish to go. Most of the literature now in circulation on the subject deals chiefly with some particular region or state and very frequently a broader general knowledge is desired before specific localities are selected for more detail study. The volume here presented is designed to assist in answering this call and to aid in guiding land and homeseekers by pointing out some of the agricultural opportunities offered in various localities.

It is recognized that the effort put forth here is crude and that defects are numerous, yet it is believed that the work is of sufficient value to justify its publication. It is the plan to revise this edition as soon as sufficient data can be collected, and enlarge its scope to include more detailed information concerning all portions of the United States and Western Canada.

The author takes this opportunity of acknowledging the valuable assistance rendered by the United States Department of Agriculture in permitting the use of data collected and published by various Bureaus. The work done by the Bureau of Soils, the Bureau of Plant Industry and the Weather Bureau has been freely drawn upon, as has also the work of the U. S. Geological Survey, State Geological Surveys and various Agricultural Experiment Stations of the country. The material thus collected has been used largely as a basis for the work and this has been supplemented by data collected by the author after ten years devoted to the study of soils and agricultural conditions in various parts of the United States.

TABLE OF CHAPTERS

Chapter I. Some Reasons For Desiring A Change Of Location

High value of farm land in old established communities. — Difficulties confronting the man of limited means. — The necessity for some members of large families to leave the home community. — Reduced productivity of land in some old sections. — Settlements of foreigners. — Congested condition in large cities, uncertainty of steady employment, unsanitary conditions. — Low wages, high cost of living, the desire to own a home. — Attractions of country life. — Conditions of health. — The desire to speculate 1-8

Chapter II. How Decisions Are Often Made

Results of personal investigation and inspection. — Reports of friends or representatives. — Homeseekers' excursions.— Advertising literature of real estate promoters and colonization projects. — Claims often highly colored and misleading. — A rule to follow in buying land 9-14

Chapter III. How To Select A Farm

Engage assistance of some practical, reliable man familiar with conditions. — Determine type of agriculture to be followed. — Visit several regions if possible before making selection. — Carefully inspect the farms to be bought.— Take borings in soil with auger. — Get crop history if land is cultivated. — Visit farm at least once without aid of real estate agent. — Study social conditions, schools, markets, etc. — Contract for purchase of land, option, abstract, deed, etc 15-20 vi Table of Chapters.

Chapter IV

Much unreliable information published by advertisers. — Need of reliable data. — Sources of reliable information. — U. S. Dept. of Agriculture, U. S. Geological Survey, Agricultural Colleges and Experiment Stations. — Land Departments of Railways. — Chambers of Commerce. — Work of the Bureau of Soils, U. S. Dept. of Agriculture and its value to homeseekers. — Soil surveys and soil maps 21-31

Chapter V. How A City Family Successfully Managed A Farm

Description of farm. — Capital and other resources. — Arrangement of fields. — Cropping system. — Water supply. — Buildings. — Labor. — System of employment. — Relation between owner and laborer. — Economical use of labor. — Family discipline and occupation. — Housework problem. — The farm garden. — The orchard. — Woodland and permanent pasture. — Stock. — Tillage. — Fertilizers. — Financial record of the farm. — Corn and wheat. — What the farm has been made to accomplish for the family. — Social and agricultural problems satisfactorily solved. — A serious problem. — Farm implements and their cost 32-59

Figure 1. Plan of farm, showing arrangement of fields, buildings, etc 35

P^'igure 2. Plat of farm garden, showing crops grown in 1909 42

CHAPTER VI. SOIIj AND AGRICULTURAL PROVINCES OF THE UNITED STATES

(See list of maps.) Includes maps of all states by counties (pages 61-229) sho'Ci'ing chief soil or agricultural provinces. — Character of soil and type of agriculture in each province given accompany each map. — Present condition of agriculture, opportunities offered, description of most important regions, crops grown, etc., for each state 61-229

Table of Chapters. vii

Chapter VII. Western Canada

Describes the four agricultural provinces of Western Canada as regards climate, soil, extent of development, railway facilities, rivers, crops, education, available homesteads, cities and towns, and opportunities for cheap land, in rapidly developing country 230-272

Alberta 254-267

British Columbia 267-272

Manitoba 236-244

Saskatchewan 244-254

Reliable sources of information 273, 274

LIST OF MAPS

List of Maps. Page

Alabama 110

Arkansas 156

Arizona 212

California 222

Connecticut 62

Colorado 192

Delaware 84

Florida 100

Georgia 96

Illinois 136

Indiana 130

Idaho 202

Iowa 148

Kansas 168

Kentucky 104

Louisiana 156

Maine 62

Massachusetts 62

Maryland 84

Mississippi 110

Michigan 118

Minnesota 142

Missouri 148

IMontana 184

New England 62

New^ Hampshire 62

List of Maps. Page

New Jersey 76

New York ...". 76

New Mexico 198

Nevada 210

Nebraska 168

North Carolina 90

North Dakota 162

Ohio 130

Oregon 216

Oklahoma 174

Pennsylvania 76

Rhode Island 62

South Carolina 90

South Dakota 162

Tennessee 104

Texas 178

Utah 206

Vermont 62

Virginia 84

Washington 216

Wisconsin 124

Wyoming 188

West Virginia 84

Length of growing season . . . 22S

Rainfall 229

HINTS TO HOMESEEKERS.

Chapter I. Some Reasons For Desiring A Change Of Location

In every movement which has for its object the changing of the policies of a nation, state or community there are always a combination of conditions or circumstances which finally result in bringing about a transformation, but it is seldom that any one of these conditions would be sufficient in itself to influence public sentiment to any considerable degree. It is just so with individuals, and when a person makes a decision which is of sufficient magnitude to change the whole course of his life it is reasonable to assume that a number of causes have contributed to bring about this change of mind. During the past two decades there has been a more rapid movement from the old established portions of the country into the new, than during any other previous period of equal length. This is a subject of vast importance to the nations concerned and a question of great consequence to the individuals who go to make up this army of homeseekers. As this movement is still going on and increasing in extent from year to year, and as thousands of people throughout this and other lands are now considering whether or not it is best for them to make a change, we wish to briefly analyze the subject and point out some of the causes which tend to influence people to desire a change of location.

Among the many conditions which have a tendency to create a feeling of unrest and dissatisfaction within certain classes in many of our old and highly developed portions of the country, the high and increasing value of farm lands may be considered as an important factor. The man who secured his land from the Government or purchased it for a song and has grown rich on 1 the returns from his farm and independent from the greatly increased valuation of his property does not share in this feeling of unrest. The man who has worked for wages, however, and lias managed by habits of thrift and economy to lay by a small amount, hesitates to pay $100 per acre for land which could have been bought for $10 per acre twenty years previously. He naturally feels that if he can find a section of country where good land can be secured cheaply ; where he can get good returns for the labor on his own land and at the same time have his holdings increase in value, it will be to his interest to establish himself in such a locality. It is while in this frame of mind that one is easily infhienced to change his location and especially so when the opportunities in some new section of country are shown to be very promising.

Where land values range from $100 per acre up and it is necessary for a purehascn- to go in debt for most of his farm it usually means very liard work, slaving and grubbing for a long period of years before tlie iDortgage can be lifted and the family feel that they are free and have a home which is really their own. It often happens that when this time comes the people are too old to fully enjoy the comforts i'or which tliey have worked so faithfully. This is especially true with all lines of general farniing where the system followed is extensive rather than intensive and where the methods followed and crops grown are not those best adapted to the soil and prevailing conditions. The man of limited means facing the problem of selecting a farm in a location best suited to his needs often prefers to go into a new section where the land is cheap, even if there are a number of unpleasant features to contend with. The pioneer life appeals to some and the increased value of property which is sure to keep pace with development is always a very strong drawing card.

In many families throughout the country districts there are often more children than can settle on the old farm and when they grow up and are about to start in for themselves it is necessary to decide as to the location of their future home and the

Reasons for Desiring Change of Location 3

nature of the work that v/ill be performed. Unfortunately many go to the large cities, some remain in their home community, purchase high priced land so as to be near parents and friends and are willing to assume a heavy debt in order that the advantages of the old home community may be secured. A number take up land in newly opened sections where values are low but the outlook promising. As development is now going on no one region remains very long in what would be called a pioneer stage. It often happens that land values double and sometimes treble in the course of four or five years because of the rapid increase in population and the attractive opportunities which are presented.

Reference may here be made to the states of Iowa and Illinois where land for general farming purposes ha,s reached a higher value than in any other section of the United States covering so large an area. Fifty years ago almost any amount of this black prairie land could have been bought for $10 per acre. At the present time much of it is held at from $125 to $250 per acre and banks will loan nearly the full amount of the valuation on first mortgage security. Those who secured this land twenty-five or more years ago have grown wealthy on the increased value of their property. Many of these well-to-do farmers have retired from actual farm work and have moved to town to spend the remainder of their days in peace and quiet. Some of them even put their surplus money in more of this expensive land and rent their entire holdings. This has been going on to so great an extent that the average size of farms in these two states is actually increasing and the population of the rural districts is decreasing. When one farm is absorbed in this way it means that one family must find some other locality and it very frequently happens that they immediately seek for a home in some newly developing region where the soil is rich, the land cheap and the possibilities for rapid growth promising.

Portions of the state of New York afford an illustration of a somewhat different sort. Many of the older farms throughout the state were abandoned a number of years ago because the yields which were secured were no longer profitable. This reduced yield was due to the fact that the methods of farming followed were not such as tended to keep up the productivity of the soil. The same crops were grown upon the land year after year and but little was returned to the soil to supply the plant food taken off by the crops. "When the cheap land of the west came to the attention of the discouraged New York farmer it appealed strongly to him and he left his old home for a section where virgin soil could be secured for a few dollars per acre. The old farm may have been sold for what it would bring if a buyer could be found, but for a long time such farms were a drug on the market. Some of the land owners from the Empire State went into other lines of business which permitted them to remain at home, allowing their farms to remain idle. Thus it is that even at this time there are many abandoned farms in New York. The great opportunities offered in the reclaiming of these abandoned farms by new and improved methods of culture will be discussed in another chapter and the question will arise whether the opportunities offered in some of the older states are not equal to those in the undeveloped regions.

A large number of foreigners who come to our country each year settle on farms and most of them begin in the new sections because land is cheap and because they can form communities of their own better than in the older and well improved regions.

The congested condition in many of the large cities, the uncertainty of steady employment, the unhealthful conditions existing in some of the communities and the high cost of living are some of the things which turn the attention of many of the city people to the country and assist in adding recruits to the "Back to the Farm" movement.

In the crowded tenement houses, the stuffy rooming places, the fine apartment, the comfortable cottage or the fashionable hotel, the germ of discontent may find congenial surroundings. The mechanic, laborer and shop girl confined closely to their work

Reasons for Desiring Change of Location 5

under conditions which are sometimes far from sanitary, frequently become broken in health and no longer able to be at their post. Much of the wage is usually required for the necessities of life and when the income is cut off a very unfortunate condition prevails. "When such a stage is reached or it is realized that this may be the lot of a large number sooner or later, the question of going into the country is often considered. Many prefer to live in the city even though it is difficult to save anything because the glare, the hustle and bustle and the social advantages appeal to them, but there are also a large number who would gladly leave the city and settle on a farm if they knew anything about farming. Some are anxious and willing to make the change and learn as they go.

The clerk in a store at from $40 to $60 per month who has to keep up a good appearance and wishes to take advantage of some of the opportunities offered by the city, has a difficult task to save anything out of his salary. All clerks cannot become heads of departments and the wages of the majority are not rapidly increased. The future in this line does not offer much and many clerks cast longing eyes toward the country and wish for a home amid the green fields.

The country often appeals to many city people who are in comfortable circumstances, but who prefer the freedom and expanse of the rural districts. Some of these frequently take up the actual management of a farm, while others may spend only a portion of their time in a country home for a period of rest. Varying degrees of success are attained by city people who undertake to operate a farm, but if careful study is given the subject, as would be done if any other business were being undertaken, the possibility of failure will be reduced to the minimum.

The high cost of living, especially in the cities, is one condition which creates a feeling of unrest among a large number of people. It is almost impossible for the head of an average family to earn enough alone so that when all of the expenses are paid there will be a little left to put aside for a rainy day. During the past fifteen years a number of articles in common use and some necessities have inerea,sed in price over 100 percent, but wages have not advanced in proportion. For this reason the condition of the working man, in so far as he is able to save, has grown worse instead of better. If this average family were on a farm, which could be bought for a small amount in some newly developing section, they could at least make a living, which is all they can possibly do in the city. Then they would have the benefit of the open air with plenty of health giving sunshine, and if they were at all industrious they could in all probability make sufficient to enable them to live in comfort. While the high cost of clothing and the like would apply to the country as well as to the city it would not be necessary to have such costly garments. Practically all of food or its equivalent could be raised on the farm and thus the large grocery bill done away with to a great extent.

Changes in location are often made necessary by reason of the poor condition of a person 's health. The individual who realizes that he has contracted tuberculosis, or that he is apt to do so, will make every effort within his power to put his body in the best possible condition to resist the dread disease. It may be necessaiy for him to move into some region where the climatic conditions are different from his home. It may also be necessary for him to change the character of the labor which has been perfonned as a means of making a living. There are a large number of diseases which are most readily controlled or cured under certain climatic conditions and so if these conditions do not prevail where one resides a change of location becomes necessary. The air in the vicinity of large manufacturing centers is so contaminated with injurious gases that such places are not at all favorable for the treatment of diseases. Many of the laboring cla.ss, however, are obliged to remain where they are taken sick because of their lack of money, even though they strongly desire to get out into the clear, pure air. Probably the varj'ing eondi-

Reasons for Desiring Change of Location 7

tion of health accounts for the desire for a change of location as frequently as any other one cause.

The desire to speculate is strong in many people and it often leads them to leave the old established communities and go into remote sections where there is a possibility of development. The cut-over timber lands of Michigan, Wisconsin and Minnesota give an illustration worthy of note. When the timber was first removed much of the land was considered worthless. Large tracts of it were allowed to revert to the states for taxes and thousands of acres were later acquired for a few cents an acre by speculators who thought the land had some possibilities. Later on as population increased and land came into greater demand it was found that much of this cut-over pine land was capable of producing profitable crops. A large number of instances could be cited where land which was secured for paying the taxes was sold within ten or fifteen years for from $15 to $30 per acre. The cut-over pine land in these states is still slowly increasing in value and there are thousands of acres which at this time are spoken of as worthless and which can be bought for from $2 to $5 per acre. Future knowledge along agricultural lines may make possible the successful development of the poorest of this land. People are flocking to the Northwest and a large number of them are attracted to that region because they expect to make money speculating in land. Desirable tracts have frequently been known to double in value within one or two years and wherever there is a possibility of making money as rapidly as this there are plenty of people who are willing to move into the promising section and invest. The increase in population in this country has been very rapid and as settlement has advanced from the older communities into the new, land values have increased with development. Those who have purchased just in advance of settlement and have held possession until the section was fairly well developed have made plenty of money. The marked success of the few attracts the attention of many and few of those whose attention is drawn to the new

S Hints to Tlomeseelxers

country' inquire closely into the possibility of failure, hence we see thousands of people seeking for homes and places to invest M^hich give the greatest promise for rapid development. It frequently occurs that changes are made when it would have been better for those interested to have remained at home. Some of the means used to induce people to make a change will be taken up later on in this volume.

Chapter II. How Decisions To Change Location Are Often Made

A number of reasons for desiring a change of location were enumerated in the preceding chapter but these reasons in themselves are not always sufficient to bring about a definite decision in the minds of those most deeply interested. There may be a great many reasons for desiring to leave a certain locality but it may be extremely difficult to take the final step because there are so many new sections of country which invite the prospective settler and it is difficult to decide which is best adapted to the peculiar needs of the individual, or which offers the most attractive propositions. Almost every state has certain advantages along some particular lines which are not so fully enjoyed by a neighbor state, and nearly all sections of the country and especially the newly developing regions, are putting forth every effort possible to impress their most desirable features upon the minds of all who contemplate making a change sooner or later. These efforts are often so strongly presented that of themselves they may create a desire for people to leave their home community and try for a fortune in the new locality.

Transportation facilities are afforded practically all portions of the country and in any community there are usually some who have traveled to a greater or less extent. From these individuals as centers information concerning the regions visited soon spreads throughout the neighborhood. This knowledge received second hand, as it is, may create a deep interest in certain sections and some may be influenced to make a change upon the recommendations of a friend. The reports of many who \dsit California are so very enthusiastic that the majority of people who go there are induced to do so by personal friends. Some are always disappointed because they expect too much

10 Hints til ]l()))i(srrlccrs

;m(l .-ilso hfciuisc tlioy do tiot see things in the same light or iiiulcr llic saiii'^ conditions ns Ihoir informer saw thom.

LiirLje nnmb(M"S of people annually decide to clianfj^e their location tlirouirh tli(> i-esnlts of personal investigations which they iiave made, and it may be said that this is always the most satisfactory for all concerned. llomt\s(>(>kers' (wenrsions are now a I'eatiir'' whicii all railway lint's of any extent attcMnpt to cncourair»\ 'riu> clu'ap i-ates offered permit people of limited means to visit newly devt>lopin,!j: reijions and this makes possible a personal investigation of the opportunities. The magnitude of this linsin(>ss can hardly be realiztnl unless one has taken part in an excursion of this kind or has Ixhmi brought in contact with them in some way. The writer sjxMit a winti'r in Texas a few years ago and was stationed in a small town on one of tJie main lines of traflic. Hardly a day went b\ during which at least one train load of luimeseekers did not pass and on several days as high as sc\-eM trains o\' ffom eii;lit to twelv(> eoat'lu\s each, all loaded with liomeseekers, passeti through the town. These excui'sions are so arrangetl that one may stop otV at any point desired or at a number of places and remain foi- a consiiltM'able length of time. Tlu\v are in charge o\' we'l informed representatives of the railroad companies who supply information concerning the country traversed.

\Vhere it is imjxvssible for p(>ople to make personal investigations of tlu> opportnniti(>s olfiM-inl in any region it is sometimes f«MUul athantageous for those interested to contribute toward tln> (>xpens(>s of one of their luimber who may be selected to take tlii^ trip. This repri>S(>ntative may visit a n\nnber of places and tile report which is made upon his rtMiu-n will be the determining t'actor in deciding to which stH'lion they shall all ,go. It may bt> that after siuli an investigation is made some will conclude that tlu\v will W betttM- olV to riMuain at home. If such is the case it usually follows that th(> feeling of unrest with wiiich they were possessed is no longiM- manifest anil they are then

TIoiv Decisions to Change are Made 11

content to remain in the old community and assist in bringing it to a higher stage of development.

Anollicr faetor which is vovy influential in calling the attention of people to newly devt'loping sections and which, without doubt, stimulates the desire for a change of location to a greater extent than any other one thing, is the great campaign of advertising inaugurated by real estate firms and the promoters of large colonization ])ropositi()ns. The country is Hooded every year with advei-tisements in magazines, newspapers, posters and in pamphlet form which bring to the attention of the public the wonderful opportunities which await settlers in the "land of promise." It is safe to say that the information circulated in this way is among the most optimistic literature in existence at the present time. It is the object of all this advertising to place the advantages of the section in question before the pro,speetive investor in the most favorable light possible. It is intended to make an impression so strong that it will finally lead those interested to make a personal investigation and invest or to invest without making any investigation as to the merits of the claims made. Advertising has developed wonderfully during the past decade and it may be considered a fine art. The methods employed have been adopted only after careful study of the most minute details; even the style of type is given careful consideration so that the attention may be attracted and held by the advertisement. There are at the jiresent time a nundx'r of schools throughout the country wliicli make; a specialty of teaching advertising, and there are many business firms which pay specialists at the iiead of their advertising departments salaries as high as $20,000 per year. It will thus be seen that advertising is considcn'ed a very important factor in any business enterprise. One object is to inform the i)ul)lix! where and how demands for various things can best be supplied. Another object is to create a demand for the things which an individual or company may wish to place upon \he market.