Part 5

Our lands at Merced, in California, offer to gentlemen wishing to make a first or a fresh start in life a really good opportunity. It is difficult to conceive how men with energy, enterprise, and a little capital, can be content to sit in an office in foggy, blocked-up London, "quill driving" from year's end to year's end, when a prospect is afforded them, such as we now offer, of establishing a pleasant home in a luxurious land, with a sunny, genial climate, and within about a fortnight's travel of England, and where they would have the liberty of being their own masters, and lay the foundation of a future competency.

CURRENCY.

As the currency in California is dollars, not pounds, we must ask our readers to accustom themselves to dollars. A dollar is 100 cents, and, roughly speaking, a cent is equivalent to a halfpenny, so that a dollar would be worth, of our money, four shillings and twopence. Its value, however, varies a few cents according to the place where it is exchanged. Bank of England notes or pounds are never worth less than four shillings and twopence, _i.e.,_ 480 cents or halfpennies, which, of course, is four dollars and 80 cents, there being 100 cents in a dollar. The decimal currency is extremely simple when once understood. Never less than 4.80 is given for an English pound, but sometimes 4.82 and 4.85 is obtained.

MERCED.

The lands I have for sale are situate in the County of Merced, in California, about 150 miles by rail from the City of San Francisco, They are designated "British Colony," and at the nearest point are just one mile from the boundary of the town of Merced, and two miles from the railway station, hotel, shops, etc. Merced town is lighted by gas and electricity, has water laid on, telephones, telegraphs, Court House, Episcopal Church, Presbyterian Church, Cumberland Presbyterian Church, Methodist Church, South Methodist Church, Baptist Church, and Catholic Church, two schools, shops of various kinds; two railroads, the main one running up to San Francisco, and down to Los Angeles and on to New Orleans, etc., and the other, a branch line to Stockton, Sacramento, etc. Merced is 175 feet above the level of the sea; it is a pleasant little town, affords some congenial society, and I firmly believe will, before many years have passed, become an important centre, because my clients have brought water from the Merced River more than twenty miles off, by a system of canals, and have formed a reservoir of 640 acres in extent, with an average depth of 30 feet, and thus have given facilities for irrigating the country round the town. It is certain to become a great Fruit-growing district, as its soil is so fully adapted for the purpose. It is much nearer to San Francisco than Los Angeles, and is nearer also than Fresno and other districts which have already made themselves a name for Fruit culture.

The country around Merced has a natural fall, and is drained by many creeks, which are dry in summer, but contain more or less water in winter.

THE LANDS FOR SALE.

Merced is situated in the celebrated San Joaquin Valley (pronounced San Wharkeen), which is an immense level of fertile land, the soil generally being of a rich sandy loam, but in some districts, such as that I am now offering for sale, of a deep rich black loam of a highly productive nature, in fact, it is the decomposed vegetation and alluvial deposits of past ages, than which nothing could be more fertile. We have good evidence that the land is especially suited for the production of prunes, apricots, pears, peaches, olives, plums, small Fruit, such as strawberries, blackberries, sweet and common potatoes, garden stuff, and alfalfa. Alfalfa (or lucerne) is a great crop in America in places where there are no old meadow lands for the cows. The land is, of course, suited for all cereal crops, too. All the Fruits named can be dried in the sun without artificial heat.

The lands are about 160 to 165 feet above the level of the sea, and, in common with all the country round, they command a view on the one side of the grand snow-capped Sierra Nevada Mountains, and on the other of the mountains known as the Coast Range. Immense flocks of wild geese and ducks (principally geese), are often on the land. There are also "rabbits" on the land (so called), but they more resemble hares in their size and habits and run.

There are some excellent Fruit orchards and gardens at Merced. In the grounds around the Court House are some very fine orange trees, full of fruit, and also in the gardens of private residents. One gentleman kindly sent a bough of oranges, and other gentlemen sent other Fruits, which may be seen at our offices. At the Buhach Colony, near the town of Merced, are extensive orchards of Californian Fruits. Mr. Atwater's gardens and orchard, a few miles from the town, are worth inspection. He has two magnificent olive trees, nine or ten years' old, which bear heavy crops, and which are used for the production of olive oil; his vineyard and orange orchard, his lemon and persimmon trees, all look very prosperous. He would gladly show any settler how he has cultivated them. He has a corn and stock farm, and has only gradually cultivated these Fruits, which occupy some eleven acres.

PRICE OF THE LAND.

The prices of the land for sale are 75, and 100, and 150 dollars per acre, according to position. Two-thirds of the purchase-money may remain on mortgage as long as the interest is paid at 8 per cent, per annum, which is the lowest interest payable in California. The mortgagor is liable to the Government for the taxes, which amount to 1-1/2 to 2 per cent, per annum, so that he would really only receive 6 to 6-1/2 per cent, interest. All mortgages are publicly recorded, and so the property is vested in the mortgagor till he is paid off, and when that is done it also is publicly recorded. These taxes embrace all known to us in England as rates and taxes, except a road tax of 2 dollars a head per annum, chargeable to every male over twenty-one years of age. This tax may be paid for in labour on the road if desired. A free conveyance will be given, but the cost of recording the transaction in the county office (there is no stamp duty), about 1-1/2 dollars, must be paid by the purchaser. The recording of a mortgage would probably be 3-1/4 dollars because it is longer. The record is a public acknowledgment of the title of the owner to the land made in the county books.

Foreigners can hold freehold property in California, but they have no right to vote--indeed, they would have no right to vote until they had resided five years in the country, and had become naturalized; then a resident has before him the possibility of becoming Governor of the State to which he belongs, or, indeed, Secretary of the Interior, which corresponds with the position of the Premier in England.

AMERICAN SURVEYS.

According to the American surveys the country is arranged in squares, as shown on all the maps. A "section" is a square mile, or 640 acres. A "township" is 36 sections, _i.e.,_ six miles on each of its four sides.

A quarter section is 160 acres, and the lands are so arranged that a roadway is reserved around each quarter section 60 feet wide, and the land for such roadway is taken from each side, so that each owner has to contribute 30 feet to such road, and, of course, he has the benefit of the frontage to it. A 20 acre lot would be an eighth of a quarter section. On some of the lots for sale at "British Colony," are one or two houses and some buildings. These may be purchased thus: One house and buildings, 1,000 dollars; another house and buildings, 1,000 dollars; another house and buildings (N.E.), 600 dollars; but if one purchaser bought four lots of 20 acres, each adjoining so that one house and buildings should come near the centre, then such house and buildings would be given in.

SPECIAL KNOWLEDGE OF FRUIT CULTURE.

Few settlers would have the requisite special knowledge of Fruit culture without some instruction, and, therefore, the owners of the land have engaged the services of Professor Eisen, at a fixed salary, so that all settlers on their lands may have the benefit of the Professor's instruction, _free of charge_. Professor Eisen is well known as a specialist in horticulture in California. He has just published a book on the raisin industry in California, which may be seen at our offices. The culture of grapes for raisins, and plums for prunes, would be remarkably successful on the lands for sale.

CANNED FRUITS.

Wholesale buyers come round the country to buy the Fruit crops while on the trees. An enormous trade is done in America in canned Fruits; the hotels, steamers, railway cars, and private families use them largely at all meals, and America itself seems to be a sufficient market for ages to come for all the Fruit and vegetables its State of California can produce.

ESTIMATES.

How to start with a capital of 20,000 dols.

dols. 80 acres of land, 12,000 dols., half cost 6,000 Trees, such as orange, olive, fruit, etc. 2,000 House and barn 2,500 Horses 400 Cow 50 Poultry 25 Furniture, etc. 600 Waggon, tools, etc. 400 Labour, per year, 3 men, etc., for, 3 years, including living 4,000 Interest on 6,000 dols. at 8%--480 dols. per year, 3 years 1,440 ------ dols. 17,415

Leaving a balance of 2,585 dols. for first payment of land, or for other improvements and unforeseen expenses.

Profit the fourth year should be about 4,000 to 5000 dols. at the lowest.

How to start with a capital of 10,000 dols., i.e., say £2,000.

dols. dols.

40 acres of land .. .. .. .. 6,000 House and barn .. .. .. .. 1,200 Well and pump .. .. .. .. 100 Horses .. .. .. .. 200 Waggon and tools .. .. .. .. 350 Furniture, etc .. .. .. .. 500 Cow .. .. .. .. 50 Trees, etc. .. .. .. .. 1,200 Seed, etc. .. .. .. .. 100 .. .. .. .. ---- 9,700 Living one year, etc.; incidentals .. 300 .. .. .. .. ----- dols. 10,000

PROFITS.

dols. dols. _First year_.--Land between the trees, cultivated in potatoes, vegetables, etc. .. .. .. .. 500 Poultry, eggs, etc. .. .. .. .. 150 --- 650

(Eggs and poultry pay for groceries. Many families are doing this now.)

dols. dols.

_Second year_.--The same as above .. 650

_Third year_.--The same as above .. 650 Yield from Fruit, 10 dols. per acre .. 400 ---- 1,050

_Fourth year_.--The same from poultry, etc. 650 From Fruit trees, 50 dols. per acre .. 2,000 ---- 2,650

_Fifth year_.--The orchard is now in good bearing, and should pay from 100 to 250 dols. per acre; say the lowest .. 4,000

(No time to attend to any but Fruit trees unless a man is employed, so only the return of Fruit trees is given).

_Sixth year_.--The orchard now pays, if properly attended to, from 150 to 350 dols. per acre; say the lowest .. 6,000

_Seventh year_.--The orchard pays, if properly cared for, from 200 to 450 dols. per acre; say the lowest .. 8,000

This clear after expenses have been deducted. The farmer can take care of 20 acres himself, with occasional help. With 40 acres he requires one man more, his son or hired help.

The first three years he will only make his living ordinarily so; after that time he will make money. Poultry, and vegetables should, during the first year pay for all expenses at least, and in many instances leave a large surplus. All this depends upon the capacity of the settler. With good land such as this 100 dollars or more could be made from vegetables the first season by a capable and experienced man. At least it has been done repeatedly.

If poultry is properly cared for, a family will make its living by selling eggs and chickens until the trees come in bearing.

=How to start with a capital of 8,000 dols., i.e., say £1,600.=

dols.

Land, 40 acres, 6,000 dols., half cost.. .. 3,000 House and barn .. .. .. .. .. .. .. 1,500 Horses .. .. .. .. .. .. .. .. .. 200 Cows and chickens .. .. .. .. .. .. .. 75 Waggon and tools .. .. .. .. .. .. .. 200 Sundries, tools, etc. .. .. .. .. .. .. 400 Trees, etc. .. .. .. .. .. .. .. .. 1,200 Well and pump .. .. .. .. .. .. .. .. 100 Or windmill and tank .. .. .. .. .. .. 250 Interest on 3,000 dols. at 8 % for three years .. 780 Sundries for living, etc. .. .. .. .. .. 295 ----- dols. 8,000

The fourth and fifth years there should be a gross profit of at least 2,650 dols. a year, enough to pay for the balance due on land.

How to start with, a capital of 5,000 dols., i.e., say £1,000.

dols. Land, 20 acres, 3,000 dols., half cost .. .. 1,500 House and barn, etc. .. .. .. .. .. .. 1,000 Trees .. .. .. .. .. .. .. .. .. .. 600 Horses .. .. .. .. .. .. .. .. .. .. 200 Cow .. .. .. .. .. .. .. .. .. .. 50 Household furniture .. .. .. .. .. .. 100 Waggon and tools .. .. .. .. .. .. .. 200 Well and pump .. .. .. .. .. .. .. .. 100

(If tank and windmill required, from 250 dols. upwards extra).

Seed, etc. .. .. .. .. .. .. .. .. .. 50 Sundry expenses and chickens .. .. .. .. 300 Interest for three years on balance of land at 8% .. .. .. .. .. .. .. .. .. 360 Capital on hand to pay for part of the land.. 840 ----- dols. 5,300

What some people have started with, and come out all right.

dols. dols. Land, 3,000 dols., cash, balance credit 1000 House and barn 500 Horses 150 Cow 50 Poultry 25 ___ 225

Provisions, sundries, etc 100 Furniture and tools 150 Sundry expenses 100 Waggon and horses 150 _____ dols. 2,225

But ordinarily, this is too little, as the planting of the land cannot be proceeded with at once, and work must be procured among the neighbours, etc.

The estimates, were furnished us by Professor Eisen, who remarked that, probably, in giving estimates all persons would vary somewhat, but these, and other estimates which he gave, are really more than estimates, because they are the actual results of past experiences.

PROFESSOR EISEN'S OPINION.

Received January 20th, 1891.

Professor Eisen writes:--"I am of opinion that these lands (British Colony, Merced) are amongst the very best in the State for raisins; still, as I explained to you, I do not advise any one to put his whole interest in the raisin industry, as the market for this Fruit is limited. For other dried fruit, especially for prunes (French plums), apricots, peaches, and nectarines, the market is practically unlimited, and as our population increases yearly 1,500,000 people, it will be seen that our markets must extend as well, even after we have driven all foreign Fruits out of our home markets. As regards the adaptability of the land of British Colony for various Fruits, I can say that they are especially adapted to the prune (French plums) and peaches for drying and canning, olives for olive oil and pickling; also for oranges. You can see how the orange thrives in the city of Merced and surroundings, or in localities exactly like those of British Colony lands, and there can be no doubt that oranges and lemons will prove very profitable in British Colony. Olives will especially do well there. The British Colony lands I consider as exceptionally rich and fertile, and there are few, if any, equal to them in this State or anywhere else."

PRICE OF FRUIT TREES.

The prices in California of young Fruit trees for planting, for the season 1890-91, are given as follows:--

dols.

Prunes (like French plums) 25 to 30 per 100

Plums and other prunes 15 "

Apricots 20 "

Peaches, from 15 to 17.50 "

Olives (layers) 20 "

Olives, grafted 40 to 60 "

Pears 18 "

Oranges, best kinds 70 to 100 "

Shade trees 50 "

Grape-vines (raisins) 12 "

Persimmons 15 "

Walnuts, from 15 to 35 "

WHEN FRUIT TREES PAY.

The Fruit trees enumerated above would begin to bear the second year, but only the fourth year would they bear any considerable amount; the fifth and sixth years they would come into good bearing, and should then yield a profit of, say, from 100 to 350 dollars per acre. At seven years the orchard should be in full bearing, and never yield less than 150, and, possibly, 450 dollars per acre. Instances have been known when prunes, peaches, and pears have produced from 750 to 1,500 dollars per acre clear profit.

POSITION OF A SETTLER.

The position of a settler, then, is that for the first three years he cannot depend upon his crop of Fruit to maintain him, but must either have sufficient capital to support him during that time, or else earn his living in some other way. To be idle, and live on capital, would not, of course, suit any man who meant to succeed, and therefore he would fill up his time in cultivating garden and poultry produce, for which there is always a demand, or in getting some occasional employment.

COST OF BOARD AND LODGING.

At Merced railway station is a very large hotel, and the cost of board and lodging for emigrants is only 25 dollars, _i.e.,_ say, £5 per month; to usual visitors it is 60 dollars a month.

RAISIN CULTURE.

The _Pacific Rural Press_, referring to the raisin vineyards in the San Joaquin Valley, California, states:--

"What is especially interesting to the home-seeker in connection with this information, is the fact that everyone of these vineyardists is prosperous. No other horticultural industry is so profitable as the culture of the raisin grape, in no other is the work so pleasant, and no other yields a return so quickly."

An acre of Muscat vines in full bearing will yield from two to three tons of grapes on good heavy soil. At 5-1/2 cents a pound in the sweat-box, this means from 225 to 325 dollars per acre, gross. Numerous instances are known, however, where the yield of an acre of Muscats amounted to as much as 450 dollars, this being the result of careful cultivation and favourable circumstances. Some grapes are borne on the vines when they are one-year old, while two-year old's have been known to bear a crop. At three years the vines pay the expenses and interest on the money invested, and at four years from planting they bring the first large paying crop.

The _Merced Argus_ says of raisin culture:--

"One of the great charms of raisin culture is the extreme simplicity of its operations. WHAT CAN BE MORE SIMPLE than to pick a bunch of Muscat grapes from the vine, and lay it on the ground. In six days the bunch of grapes, without being meanwhile touched, has assumed the appearance of a bunch of raisins, and has flattened out as if it had been pressed. It is then carefully turned over, so as to expose the underside to the direct action of the sun. In eight days more it is a perfect bunch of raisins, and no act of man can improve it even in appearance. All the operations of fancy packing are so simple, that a child may learn them in a day. A single acre of raisin vines in a Merced Colony lot means handfuls of bright, golden double eagles to the bright-eyed children of the Merced farmer in the near future.

_Harper's Magazine_ for January, 1891, contains an article on California, which all persons interested in that State would do well to read. I extract a few statements:--

IRRIGATION.

"A piece of land at Riverside, below the flow of water, was worth 300 dollars an acre. Contiguous to it was another piece not irrigated, which would not sell for 50 dollars an acre. By bringing water to it, it would quickly sell for 300 dollars, thus adding 250 dollars to its value. As the estimate at River side is that one inch of water will irrigate five acres of Fruit land, five times 250 dollars would be 1,250 dollars per inch, at which price water for irrigation has actually been sold at Riverside.

"The standard of measurement of water in Southern California is the miner's inch under four inches pressure, or the amount that will flow through an inch-square opening under a pressure of four inches measured from the surface of the water in the conduit to the centre of the opening through which it flows. This is nine gallons a minute, or, as it is figured, 1,728 cubic feet or 12,960 gallons in 24 hours, and 1/50 of a cubic foot a second. This flow would cover 10 acres about 18 inches deep in a year; that is, it would give the land the equivalent of 18 inches of rain, distributed exactly when and where it was needed, none being wasted, and more serviceable than 50 inches of rainfall as it generally comes. This, with the natural rainfall, is sufficient for citrous Fruits and for corn and alfalfa, in soil not too sandy, and it is too much for grapes and all deciduous fruits.

"But irrigation, in order to be successful, must be intelligently applied. In unskilful hands it may work more damage than benefit. Mr. Theodore S. Van Dyke, who may always be quoted with confidence, says that the ground should never he flooded; that water must not touch the plant or tree, or come near enough to make the soil bake around it; and that it should be let in in small streams for two or three days, and not in large streams for a few hours.

OLIVE CULTURE.