In the selection of a residence in the country, the settler must decide whether he wishes to locate on a farm of considerable acreage or whether he wants to have a relatively small tract ranging from 2 to 15 acres. In the latter case, he is thinking primarily of a place of residence with sufficient acreage to make it possible to secure a partial living from the land immediately surrounding the home. The trend in such purchases is toward the smaller place for a number of reasons.

A large farm acquired by a relatively inexperienced person means a very considerable burden in the development and maintenance of the land itself on a producing basis. Capital is required for the purchase of equipment and power. Parts of the land may need to be drained, and taxes must be paid whether the land is productive or not. A person acquiring a farm of 50 or more acres will find that the major portion of his time, thought and capital will be called upon to make it a success. If he has definitely cut off his city connections and the idea of having a job there, and has had experience in farming, then he may be in a position to take over a large acreage so that his full time and possibly that of other members of his family can be spent on various projects on the land he acquires.

We are here primarily concerned, not with those who desire to enter upon farming on a large scale, but with the family which would like to live in the country, secure a partial living from the land surrounding the home and still have the opportunity of gaining a livelihood from some industrial or commercial activity located in a near-by city or town. It is quite likely that we shall have a shorter working week and probably periods of unemployment for hundreds of thousands of ambitious people. Therefore, a place in the country that is well located with respect to hard-surfaced highways and accessible to urban centers offers opportunities for combining the advantages and economic assets of country life with urban employment.

Getting Started Right.—Too much emphasis cannot be laid upon getting the right start, particularly with respect to location. This is not only essential for the satisfaction of the present occupant of the premises, but also gives definite sales value in case circumstances make a change of location desirable or necessary.

It will often appear that the best location is on the outskirts of a city or town and from some angles this is good reasoning. There are some factors, however, that make such a location undesirable. For one thing, the tax rate is likely to be higher in such areas than in the open country, thus adding to overhead without compensating advantages. In the second place, urban centers develop without regard to soil type and this is an essential factor to the family that expects to engage in some agricultural pursuit. Again, the type of inhabitants that live on the fringe of towns and cities may not make good neighbors or associates for children, especially. None of these disadvantages may be present in locations close to centers of population, but the prospective settler should give all these factors full consideration. The sales argument frequently advanced that such locations will grow in value due to growth of population may be fallacious.

Many have found that the higher costs of living in these areas often prevent the owner from holding on until the slow growth of population outward makes a worth-while profit possible from his real estate. Furthermore, the growth of cities and towns is definitely slowing down. The expansion of city areas is greatly curtailed and is not likely to be resumed soon.

The most important time to get expert opinion as to location is at the beginning and not after purchasing. There are available in every locality persons whose advice is useful in such matters. The county agricultural agent located in nearly every county seat knows the countryside and his advice on the subject of definite location should be sought once one has decided upon the general area which seems attractive. In determining on specific location the bank which has a clientele in the country will often be found a helpful guide through suggestions or through ability to refer the questioner to reputable and informed persons with more definite knowledge.

Another source of information is the local dealer in farm supplies. He will be found to know general soil types in the vicinity, especially those types which bring business to him because they are productive. Owners of such land are able to buy and use to advantage the supplies he has to offer to the grower.

Size of Tract.—There is the possibility that a person who goes back to the land may acquire too little land as well as too much. Inadequate land resources may seriously hinder possibilities of revenue from the place and cramp facilities for his enterprises. In this connection it may be helpful to point out that an acre of land comprises 43,560 square feet. A city lot measuring 50 by 100 feet contains 5,000 square feet. An acre therefore would comprise about eight and one-half such city lots. A 5-acre tract is usually a minimum area for a small agricultural enterprise and many have found it entirely adequate.

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.

Community Advantages.—The community, in addition to educational facilities that are available, should include those opportunities that appeal especially to the family. The accessibility of the church of one’s preference should not be overlooked, and the general type of community life is highly important too. Some communities are known for the law-abiding proclivities of their residents while others do not have a savory reputation from the standpoint of the peace and security of their more respectable inhabitants. One should establish a residence in the community with the thought that he is to become a factor in the life of that community. He should be sure that there is a genuine spirit of healthy and cooperative activity which constantly tends to upbuild the neighborhood, by keeping out or suppressing undesirable elements and by developing a concerted feeling of responsibility for the welfare of all who live within its boundaries.

A resident of a city moving to the country frequently finds a difference in his neighbors’ viewpoint that surprises him. There is, and must be, in the rural community a closer relationship between the people in that community than ever exists in an apartment dwelling in the city. In the country, one’s neighbors are apt to show a surprising amount of friendly interest in one’s doings, since the whole trend of the community is based upon the actions and attitude of the relatively few people who live within it. It should be repeated, therefore, that the type of community and the facilities which the people of that community have developed should be given careful attention by the prospective resident and he should determine for himself whether the particular community that he has in mind is in accord with his ideas and ideals. To be out of step with the community in which one lives is apt to create dissatisfactions and a critical attitude on both sides that is not conducive to happiness.

A home in the country has more of the attributes of genuine ownership than has a home anywhere else. The country home must be established with an idea of permanence and of becoming really rooted in the soil where one locates, if the true benefits of rural home ownership are to be secured.