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high. On the other hand, while they make progress slower, it is probable that in the end the conditions mentioned will develop here a race of trained, thoughtful, independent men comparable to the old farming class of the New England states.

Farm land values; the census figures. The question of farm land values cannot be disposed of in so optimistic a manner. It constitutes a veryserious problem affecting the entire social structure in these states, as well as the progress of agriculture. It was pointed out above that the total combined value of all farm property in Oregon, Washington and Idaho in 1910 was $1,471,104,378, or about 25 per cent of the total of all forms of wealth. In 1900 the value of all farm property stood, for the three states, at $384,083,036. The advance, accordingly, amounted to $1,087,031,342, or about 300 per cent. But of this gain, $982,345,184 is assigned to land and buildings, or farm real estate property. According to the census report, farm lands alone, as distinct from buildings, increased in value during the decade 217.7 per cent in Oregon, 278.3 in Washington, and 276.1 in Idaho. This rise occurred in face of the fact that the percentage of farm land which was improved actually decreased in both Oregon and Washington, owing to the vastness of the new tracts taken up. Thus it becomes clear that the noteworthy advance in farm land values, during the last census period, represents a gain principally in the social value of land—the unearned increment—which, properly speaking is not an economic