# Progress and Poverty (George, unsourced)/Chapter XII
## Chapter XII The unbounded savannah

While the increase of population increases rent by lowering the margin of cultivation, it is a mistake to look upon this as the only mode by which rent advances as population grows.
Increasing population increases rent without reference to the natural qualities of land, for the increased powers of cooperation and exchange which come with increased population give an increased capacity to land.
The increased power that comes with increased population brings out a superior power in labour which is localized on land-which attaches not to labour generally but only to labour exerted on particular land and which thus inheres in the land as much as any qualities of soil, climate, mineral deposit, or natural situation, and passes, as they do, with the possession of the land. An improvement in the method of cultivation which, with the same outlay, will give two crops a year in place of one, or an improvement in tools and machinery which will double the result of labour on a particular piece of ground, manifestly will have the same effect on the produce as a doubling of the fertility of the land.
Here, let us imagine, is an unbounded savannah, stretching off in unbroken sameness of grass and flower, tree and rill, till the traveller tires of the monotony. Along comes the waggon of the first immigrant. Where to settle he cannot tell - every acre seems as good as every other acre. As to wood, as to water, as to fertility, as to situation, there is absolutely no choice, and he is perplexed by the embarrassment of richness. Tired out with the search for one place that is better than another, he stops somewhere, anywhere - and starts to make himself a home. The soil is virgin and rich, game is abundant, the streams flash with the finest trout. Nature is at her very best. He has what, were he in a populous district, would make him rich; but he is very poor. To say nothing of the mental craving which would lead him to welcome the sorriest stranger, he labours under all the material disadvantages of solitude. He can get no temporary assistance for any work that requires a greater union of strength than that afforded by his own family or by such help as he can permanently keep. Though he has cattle, he cannot often have fresh meat, for to get a beefsteak he must kill a bullock. He must be his own blacksmith, waggonmaker, carpenter, and cobbler - in short, a "jack of all trades and master of none." He cannot have his children schooled; to do so, he must himself pay and maintain a teacher. Such things as he cannot produce himself, he must buy in quantities and keep on hand, or else go without, for he cannot be constantly leaving his work and making a long journey to the verge of civilization; and when forced to do so, the getting of a vial of medicine or the replacement of a broken auger may cost him the labour of himself and horses for days. Under such circumstances, though nature is prolific, the man is poor. It is an easy matter for him to get enough to eat, but beyond that his labour will only suffice to satisfy the simplest wants in the rudest way.
Soon there comes another immigrant. Although every quarter section of the boundless plain is as good as every other quarter section, he is not beset by any embarrassment as to where to settle. Though the land is the same, there is one place that is clearly better for him than any other place, and that is where there is already a settler and he may have a neighbour. He settles by the side of the first comer, whose condition is at once greatly improved, and to whom many things are now possible that were before impossible, for two men may help each other to do things that one man could never do.

### The benefits of association

Another immigrant comes and, guided by the same attraction, settles where there are already two. Another, and another, until around our first comer there are a score of neighbours. Labour has now an effectiveness which, in the solitary state, it could not approach. If heavy work is to be done, the settlers have a log-rolling, and together accomplish in a day what singly would require years. When one kills a bullock the others take part of it, returning when they kill, and thus they have fresh meat all the time. Together they hire a schoolmaster, and the children of each are taught for a fractional part of what similar teaching would have cost the first settler. It becomes a comparatively easy matter to send to the nearest town, for some one is always going. But there is less need for such journeys. A blacksmith and a wheelwright scion set up shops, and our settler can have his tools repaired for a small part of the labour they formerly cost him. A store is opened, and he can get what he wants as he wants it; a post-office, soon added, gives him regular communication with the rest of the world. Then come a cobbler, a carpenter, a harness-maker, a doctor; and a little church soon arises. Satisfactions become possible that in the solitary state were impossible. There are gratifications for the social and the intellectual nature-for that part of the man that rises above the animal. The power of sympathy, the sense of companionship, the emulation of comparison and contrast, open a wider, and fuller, and more varied life.
Go to our settler now, and say to him: " You have so many fruit trees which you planted; so much fencing, such a well, a barn, a house - in short, you have by your labour added so much value to this farm. Your land itself is not quite so good. You have been cropping it, and by and by it will need manure. I will give you the full value of all your improvements if you will give it to me and go again with your family beyond the verge of settlement." He would laugh at you. His land yields no more wheat or potatoes than before, but it does yield far more of all the necessaries and comforts of life. His labour upon it will bring no heavier crops, and, we will suppose, no more valuable crops, but it will bring far more of all the other things for which men work. The presence of other settlers-the increase of population-has added to the productiveness, in these things, of labour bestowed upon it, and this added productiveness gives it a superiority over land of equal natural quality where as yet there are no settlers.

### The settlement grows to a city

Population still continues to increase, and as it increases so do the economies which its increase permits and which in effect add to the productiveness of the land. Our first settler's land being the centre of population, the store, the blacksmith's forge, the wheelwright's shop, are set up on it, or on its margin, where soon arises a village, which rapidly grows into a town, the centre of exchanges for the people of the whole district. With no greater agricultural productiveness than it had at first, this land now begins to develop a productiveness of a higher kind. To labour expended in raising corn, or wheat, or potatoes, it will yield no more of those things than at first. But to labour expended in the subdivided branches of production that require proximity to other producers and especially to labour expended in that final part of production which consists in distribution, it will yield much larger returns. The wheatgrower may go further on and find land on which his labour will produce as much wheat, and nearly as much wealth. But the artisan, the manufacturer, the storekeeper, the professional man, find that their labour expended here, at the centre of exchanges, will yield them much more than if expended even at a little distance away from it; and this excess of productiveness for such purposes the landowner can claim, just as he could an excess in its wheat-producing power. And so our settler is able to sell in building lots a few of his acres for prices which it would not bring for wheat-growing if its fertility had been multiplied many times. With the proceeds, he builds himself a fine house and furnishes it handsomely. That is to say, to reduce the transaction to its lowest terms, the people who wish to use the land build and furnish the house for him, on condition that he will let them avail themselves of the superior productiveness which the increase of population has given to that land.
Population still keeps on increasing, giving greater and greater utility to the land, and more and more wealth to its owner. The town has grown into a city - a St. Louis, a Chicago or a San Francisco - and still it grows. Production is here carried on upon a great scale, with the best machinery and the most favourable facilities; the division of labour becomes extremely minute, wonderfully multiplying efficiency; exchanges are of such volume and rapidity that they are made with the minimum of friction and loss. Here is the heart, the brain, of the vast social organism that has grown up from the germ of the first settlement; here has developed one of the great ganglions of the human world. Hither run all roads, hither set all currents, through all the vast regions round about. Here, if you have anything to sell, is the market; here, if you have anything to buy, is the largest and the choicest stock. Here intellectual activity is gathered into a focus, and here springs that stimulus which is born of the collision of mind with mind. Here are the great libraries, the storehouse and granaries of knowledge, the learned professors, the famous specialists. Here are museums and art galleries, and all things rare and valuable, the best of their kind. Here come great actors, and orators, and singers, from all over the world. Here, in short, is a centre of human life, in all its varied manifestations.
So enormous are the advantages which this land now offers for the application of labour that instead of one man with a span of horses scratching over acres, you may count in places thousands of workers to the acre, working tier on tier, on floors raised one above the other, five, six, seven, and eight storeys from the ground, while underneath the surface of the earth engines are throbbing with pulsations that exert the force of thousands of horses.

### Immense increase in land values

All those advantages adhere to the land; it is on this land and no other that they can be utilized, for here is the centre of population-the focus of exchanges, the market place and workshop of the highest forms of industry. The productive powers that density of population has attached to this land are equivalent to the multiplication of its original fertility by the hundredfold and the thousandfold. And rent, which measures the difference between this added productiveness and that of the least productive land in use, has increased accordingly. Our settler, or whoever has succeeded to his right to the land, is now a millionaire. Like another Rip Van Winkle, he may have lain down and slept; still he is rich-not from anything he has done, but from the increase of population. There are lots from which for every foot of frontage the owner may draw more than an average mechanic can earn; there are lots that will sell for more than would suffice to pave them with gold. In the principal streets are towering buildings, of granite, marble, iron, and plate glass, finished in the most expensive style, replete with every convenience. Yet they are not worth as much as the land upon which they rest-the same land, in nothing changed, which when our first settler came upon it had no value at all.
That this is the way in which the increase of population powerfully acts in increasing rent, whoever, in a progressive country, will look around him may see for himself. The process is going on under his eyes.
The increasing difference in the productiveness of the land in use, which causes an increasing rise in rent, results not so much from the necessities of increased population compelling the resort to inferior land as from the increased productiveness which increased population gives to the lands already in use.
The most valuable lands on the globe, the lands that yield the highest rent, are not lands of surpassing natural fertility but lands to which a surpassing utility has been given by the increase of population.
To recapitulate: The effect of increasing population upon the distribution of wealth is to increase rent and consequently to diminish the Proportion of the produce that goes to capital and labour, in two ways:
First: by lowering the margin of cultivation.
Second: by bringing out in land special capabilities otherwise latent and by attaching special capabilities to particular lands. I am disposed to think that the latter mode, to which little attention has been given by political economists, is really the more important.