"The result of my project as a land enterprise has been to the interest of the colonists as well as my own. Town lots that I sold for $150 have been resold for from $500 to $1500, exclusive of improvements. Land that I sold for $25 per acre has much of it been resold at from $200 to $500 per acre. This rule will hold good for miles of the territory--all resulting from the great increase of population and the prosperity of the people.

"Were licenses for saloons and taverns obtainable with the same ease as in New York, Philadelphia, and many country districts, Vineland would probably have, according to its population, from one to two hundred such places. Counting them at one hundred, this would withdraw from the pursuits of productive industry about one hundred families, which would give a population of six hundred people. Each of these places would sell about $3000 worth of beer and liquor per annum, making $300,000 worth of stimulants a year. I include beer saloons, as liquor can be obtained in them all as a general thing, and in the electrical climate of America beer leads to similar results as spirits. Think of the effect of $300,000 worth of stimulants upon the health, the minds, and the industry of our people. Think of the increase of crime and pauperism--the average would be fully equal to other places in which liquor is sold.

Instead of having a police expense of $50, and poor expenses of $400 per annum, the amount would be swollen to thousands. Homes that are now happy would be made desolate, and, instead of peace reigning in our midst, we should have war--the same war that is now carried on throughout the length and breadth of the land in the conflict that is waged with crime, where blood is daily shed, where houses are daily fired, where helpless people are daily robbed, and the darkest of crimes daily perpetrated. Concentrate the work of this war that is carried on throughout the land for one day, and you will have as many people killed and wounded, houses fired or plundered, as in the sack of a city.

"The results in Vineland have convinced me--

"1. That temperance does conserve the industry of the people.

"2. That temperance is conducive to a refined and esthetical taste.

"3. That temperance can be sufficiently secured in a community by suppressing all the taverns and saloons, to protect it from the abuse of excessive liquor-drinking. Here is a community where crime and pauperism are almost unknown, where taxes are nominal, where night is not made hideous by the vilest of noises, where a man's children are not contaminated by the evil language and influence of drunkards."

The following letter from the deputy sheriff of Vineland gives the practical result of the Vineland system of moral cooperation, as it may be called:

"VINELAND, _December_ 4,1873.

"Dear Sir,--_The poor tax in this township amounts to about five cents to each inhabitant per annum_, and our special expense for police matters, when any body happens to be engaged on an emergence, amounts to an average expense _of about one half cent each_. In fact, it may be said we have little or no crime or breach of the peace; and, though I am no total-abstinence man, I ascribe this state of things to the absence of liquor shops, and on this account have always voted against licensing. Before I came here I acted as constable in Ma.s.sachusetts, and have been deputy sheriff and overseer of the poor for five years, and I know from actual observation that more happiness is secured to men themselves, to their wives and children, and more peace to the home, than by any other cause in the world, not excepting all the churches--so help me G.o.d!

"Yours respectfully, T. T. CORTIS, Deputy Sheriff."

In the journal from which I take this letter it is stated that the poor and police expenses of Perth Amboy, also in New Jersey, amount in the same year to _two dollars_ per head! The figures need no comment.

_Prairie Home._

The Prairie Home Colony, in Franklin County, Kansas, was established by a French gentleman, E. V. Boissiere. He owns three thousand acres of land, and has been engaged during the last three years in putting it in order for settlement, upon a plan to which he gives the t.i.tle, "a.s.sociation and Co-operation, based on Attractive Industry." So far as the details of his plan are developed, it appears that he wishes to secure to colonists constant employment at reasonable wages, and to enable them to live in an economical manner. It is evident from what follows that he does not intend to establish a benevolent inst.i.tution, and that at _Prairie Home_ there will be no accommodations for idlers. I reprint here a circular, which is issued by Mr. Boissiere, and parts of a private note from him, in which, in March, 1874, he gave me some particulars of the progress of his enterprise:

"A domain of more than three thousand acres, purchased about four years ago, and then called the 'Kansas Co-operative Farm,' but since named 'Silkville,' from the fact that the weaving of silk-velvet ribbons is one of its branches of industry, and silk-culture is contemplated, for which ten thousand mulberry-trees are now thriftily growing, having had two hundred and fifty acres subjected to cultivation, and several preliminary buildings erected upon it, it is now thought expedient to inform those who wish to take part in the a.s.sociative enterprise for which the purchase was made, that the Subscribers, as its projectors, will be prepared to receive persons the ensuing spring, with a view to their becoming a.s.sociated for that purpose.

"A leading feature of the enterprise is to establish the 'Combined Household' of Fourier--that is, a single large residence for all the a.s.sociates. Its princ.i.p.al aim is to organize labor, the source of all wealth, first, on the basis of _remuneration proportioned to production_, and, second, in such manner as to make it both _efficient_ and _attractive_. Guarantees of education and subsistence to all, and of help to those who need it, are indispensable conditions, to be provided as soon as the organization shall be sufficiently advanced to render them practicable.

"A s.p.a.cious edifice, sufficient for the accommodation of eighty to one hundred persons, will be erected the ensuing season, its walls and princ.i.p.al part.i.tions, which are to be of stone, being already contracted for, to be completed by the 1st of October. But the buildings already erected will furnish accommodations--less eligible, but perfectly comfortable except in severely cold weather--for at least an equal number.

"It is not, however, expected that the operations of the ensuing year will be any thing more than preparative; they will be limited probably to collecting a few persons to form a nucleus of the inst.i.tution to be gradually developed in the future. But, from the first, facilities will be furnished for industry on the principle of _remuneration proportioned to production_, by means of which, or otherwise, each candidate will be required to provide for his own support, and for that of such other persons as are admitted at his request as members of his family or other dependents.

"The means of support at present available for those who come to reside on the domain will be, as they may be stated in a general way, _opportunities_ to engage, on liberal terms, in as many varieties as possible of productive industry; but, more particularly, first, an ample area of fertile land to cultivate; and, secondly, facilities for such mechanical work as can be executed with hand-tools, especially the making of clothes, boots and shoes, and other articles of universal consumption, not excluding, however, any article whatever for which a market, either internal or external, can be found. But, as far as income depends upon earnings, the most reliable resource will be agricultural and horticultural industry, as most of the mechanical work likely to be required for some time should perhaps be reserved for weather not suitable to out-door employments. Employment for wages at customary rates will be furnished to some extent to those who desire it for a part of their time, but cannot be reliably promised. Steam-power will be provided as soon as warranted by a sufficient number of a.s.sociates, and by the prospect of being applied to profitable production.

"Having provided the a.s.sociates and candidates with these facilities for industry, and made them responsible each for his own support, and, at first, for that of his dependents, the projectors propose to have them distribute themselves into organizations for industrial operations, and select or invent their own kinds and mode of cultivation and other practical processes, under regulations prescribed by themselves. They will be indulged with the largest liberty, consistent with the protection of rights and the preservation of order, in choosing their own employments, and their own industrial and social companions; in appointing, concurrently with those with whom they are immediately a.s.sociated, their own hours of labor, recreation, and repose; and, generally, in directing their activity in such manner and to such purposes as their taste or interest may induce them to prefer. We hope thus to demonstrate that interference with individual choice is necessary only to restrain people from transgressing their own proper sphere and encroaching upon that of others, and that restraints, even for that purpose, will seldom be required, and not at all except during the rudimentary stage of industrial organization.

"No efforts, therefore, will be made to select persons of similar views or beliefs, or to mould them afterward to any uniform pattern. That unanimity which is not expected in regard to practical operations, is much less expected in regard to those subjects transcending the sphere of human experience about which opinions are now so irreconcilably conflicting. All that will be required is that each shall accord to others as much freedom of thought and action as he enjoys himself, and shall respect the rights and interests of others as he desires his own to be respected by them.

"The apprehension that our experiment might be greatly embarra.s.sed by admitting the totally dest.i.tute to partic.i.p.ate in it, compels us to say that such cannot at present be received. The means applicable to our purpose, considerable as they are, might become inadequate if subjected to the burden of maintaining objects of charity; while but few could be thus relieved, even if all the means at command were devoted to that single object. Our system, if we do not misapprehend it, will, in its maturity, provide abundantly for all.

"But though we insist that the first partic.i.p.ators in our enterprise shall not be pecuniarily dest.i.tute, the amount insisted upon is not large. So much, however, as is required must be amply secured by the following cash advances:

"First: rent of rooms and board paid two months in advance for each person admitted to reside on the domain, including each member of the applicant's family; and at the end of the first month, payment of these items for another month, so that they shall again be paid two months in advance, and so from month to month indefinitely.

"Rent of rooms will be reasonable, and board will be finally settled for at its cost, as near as may be; but in computing it for advance payment, it will be rated rather above than below its expected cost, to provide against contingencies. If too much is advanced, the excess, when ascertained, will either be repaid or otherwise duly accounted for.

"Facilities for cheap boarding, and for tables graduated to suit different tastes and circ.u.mstances, will be limited at first, and until a.s.sociates become numerous enough to form messes and board themselves.

"Second: each person so admitted will be required to deposit, as may be directed, the sum of one hundred dollars for himself, and an equal sum for every other person admitted with him at his request, on which interest will be allowed at the rate of six per cent, per annum. This deposit is expected to be kept unimpaired until the projectors think it may safely be dispensed with, but will be repaid, or so much thereof as is subject to no charges or offsets, whenever the person on whose account it was made withdraws from the enterprise and ceases to reside on the domain; as will also any unexpended residue of the amount advanced for rooms and board.

"This deposit, besides furnishing a guarantee against the dest.i.tution of the person making it, is recommended by another consideration not less important--it secures him, in case he wishes to retire from the enterprise, because he can find no satisfactory position in it, or for any other reason, against retiring empty-handed, or remaining longer than he wishes for want of means to go elsewhere.

"In addition to these cash advances, each person admitted as an a.s.sociate or candidate will be required to provide furniture for his room, and all other articles needed for his personal use, including, generally, the hand-tools with which he works. But some of these articles may, in certain cases, be rented or sold on credit to persons of good industrial capacity who have complied with the other conditions.

"We should esteem, as especially useful, a cla.s.s of residents who, having an income, independent of their earnings, adequate to their frugal support at least, can devote themselves as freely as they please to attractive occupations which are not remunerative, it being such occupations probably that will furnish the first good examples of a true industrial organization. Next to be preferred are those having an independent income which, though not adequate to their entire support, is sufficient to relieve them from any considerable anxiety concerning it; for they can, to a greater or less extent, yield to the impulses of attraction with comparative indifference to the pecuniary results of their industry.

"It is hoped and expected that the style of living, at least in the early stages of the experiment, will be frugal and inexpensive. Neatness and good taste, and even modest elegance, will be approved and encouraged; but the projectors disapprove of superfluous personal decorations, and of all expense incurred for mere show without utility, and in this sentiment they hope to be sustained by the a.s.sociates.

"As a general rule, applicants who comply with the pecuniary conditions will be admitted on trial as candidates, to the extent of our accommodations, without formal inquisition of other particulars; but each applicant should state his age and occupation, and the ages and industrial capacities of others, if any, whom he desires to have admitted with him, and whether any of them are permanently infirm.

References are also requested, and photographs if possible.

"The cardinal object of our enterprise being, as has been said, to organize labor on the basis of rewarding it according to the value of its product, and in such manner as to divest it of the repugnance inseparable from it as now prosecuted, the policy to which recourse will first be had to effect this object will be to throw upon the a.s.sociates the chief responsibility of selecting functions and devising processes, as well as of marshaling themselves into efficient industrial organizations. Freedom to select their preferred occupations and modes of proceeding is proposed, with the expectation that a diversity of preferences will be developed in both, the respective partisans of which will vie with each other to demonstrate the superior excellence of their chosen specialties. Among the numerous merits which recommend this policy, not the least important is that it will, as is believed, give full play to all varieties of taste and capacity, and secure a more perfect correspondence of functions with apt.i.tudes than exists in the present system of labor. But we are not so committed to any policy as to persist in it, if, after being fairly tested, it fails of its purpose.

In that event new expedients will be resorted to, and others again, if necessary, for we should not abandon our enterprise, though our first efforts should prove unsuccessful. The failure of any particular policy, therefore, does not involve a final failure, of which indeed the danger, if any, is remote, inasmuch as care will be taken not to exhaust the means applicable to our main purpose in a first trial, or in a second, or even any number of trials. But we have great confidence that not many trials will be necessary to construct a system of industry and of social life far in advance of any form of either now prevailing in the world.

"The lowest degree of success--we will not say with which we shall be satisfied, but to which we can be reconciled--is that the experiment shall be SELF-SUSTAINING. By this we mean that the a.s.sociates, aided by the facilities furnished them, shall produce enough not only to supply their own consumption, including education for children and subsistence for all, and to repair the waste, wear, and decay of tools, machines, and other property used, but enough also to reasonably compensate those who furnish the capital for the use of it. Less production than this implies a waning experiment, which must, sooner or later, terminate adversely. But even though this low degree of success should be delayed, the domain is indestructible, and being dedicated forever to a.s.sociative purposes, must remain unimpaired for repeated trials.

"An ample sufficiency of land will be conveyed to trustees in such manner as to secure the perpetual use of it to the a.s.sociates and their successors. The land to be thus appropriated has on it a large peach orchard now in full bearing, which yielded last season a large crop of excellent peaches; 400 selected apple-trees, which have four years'

thrifty growth from the nursery, and a considerable number of other fruit-trees; and a vineyard of about 1200 young grape-vines. A library of 1200 volumes in English, besides a large number in French and other languages, is now here, intended for the use of future a.s.sociates and residents.

"No fund is set apart for the gratuitous entertainment of visitors.

Those not guests of some one here who will be chargeable for them, will be expected to pay a reasonable price for such plain and cheap accommodations as can be afforded them.

"For a more extended explanation of the principles and aim of our enterprise, and of some of the details of the mode of proceeding, persons interested are referred to a treatise on 'Co-operation and Attractive Industry,' published under the auspices of the departed and lamented Horace Greeley, for which send fifty cents to the _Tribune_, New York, or to either of the subscribers.

"[_Note_.--It should be understood that the foregoing exposition of principles and policy, though the best that our present knowledge enables us to make, is provisional only, and liable to be modified from time to time as experience makes us wiser.] E. V. BOISSIERE."

"Williamsburg P. O., Franklin Co., Kansas."

On the back of the circular is the following description of Silkville's position and other particulars:

"Silkville, at which 'The Prairie Home' is located, is near the southwest corner of Franklin County, Kansas, three miles south of Williamsburg, at present the nearest post-office; about twelve miles nearly west of Princeton, on the L. L. and G. Railroad, the nearest railroad station; and about twenty miles southwest of Ottawa, the county seat. An open wagon, which carries pa.s.sengers and the mail between Williamsburg and Princeton, connects with the cars at the latter place every Monday, Wednesday, and Friday, at about 2 o'clock P. M., which (by special arrangement) will carry pa.s.sengers with ordinary baggage between Princeton and Silkville for sixty-five cents each. Fare from Ottawa to Princeton, nine miles, fifty cents. Persons coming here frequently hire a private conveyance from Ottawa.

"Through tickets to Kansas City and Lawrence (and perhaps to Ottawa) can be purchased at the princ.i.p.al railroad stations. Fare from Kansas City to Ottawa, fifty-three miles, $2.90; from Lawrence to Ottawa, twenty-seven miles, $1.60."

Under date of March 30,1874, Mr. Boissiere writes me:

"The unitary building is complete so far as masonry and carpenter work goes, but the plastering and painting will require two months to complete. Our neighborhood has not settled as fast as I expected, and will not afford a market for small industries. I would not invite a.s.sociates to come on until I establish more firmly the silk business and some other industries. The country has not yet learned what crops will pay best. Farmers, are now trying the castor-bean and flax for seed, with some promise of success. I had information about an oil-mill, but find it gives occupation to only a very few operators. I think now of a factory for working the flax-tow into twine and rope, bagging, or mats.

"I have plenty of patience, having lived a farmer's life; and I like better to go surely than too fast. We have plenty of good coal around us, selling at fourteen cents per bushel of eighty pounds. We had the prospect of a railroad crossing our grounds from Ottawa to Burlington, but the hard times prevent it. Yours, E. V. BOISSIERE."

It is difficult to foretell what will be the outcome of Mr. Boissiere's effort. The offer he makes to "a.s.sociates" is not very promising. Land and employment outside of the great cities are both so plentiful in this country that men who have capital enough to make the deposit required by Mr. Boissiere are more likely to settle upon public land under the homestead act, and carve out their own future.