r towns are rapidly overflowing their local boundaries, and spreading
out into suburbs, more or less beautiful and desirable. As far as New
York city is concerned, it is simply a question of time how soon our
middle-class citizens, who desire to live comfortably, with due regard
to economical conditions, will be obliged to choose the country for
their homes.

During the last forty years this city has increased in population with a
rapid and uniform rate. Within the memory of persons now living, it has
grown from an inconsiderable commercial town, until it has become one of
the great cities of the world. This rapid stride and steady progress
furnish us with the elements for calculating the period when the whole
island will be covered with buildings, and there will remain no more
vacant space for the use of its commerce, or the domestic accommodation
of its citizens. The present population of the city is estimated at
fully one million. The entire territorial capacity of the city, the
density of the population remaining the same as it is at present,
cannot much exceed two millions. The ratio of increase during each
period of five years, since 1820, is about twenty-eight per cent. It
will thus be seen that the utmost limit of the city's capacity will be
reached within the next sixteen or seventeen years, and New York will be
a solid and compact city from the Battery to Westchester County.

Meanwhile, the expenses of living in the city are increasing every year.
Rents are higher now than ever before, and there is no prospect of their
coming down for many years.

For it must be remembered that when we renew our building operations,
which have been nearly suspended for the last four years, in consequence
of the unsettled condition of the country, we shall have to provide not
only for the current increase in population, but for the deficiencies
which result from the past four years or more, when comparatively few
houses were erected. At the present time the rent of a convenient and
respectable house, suitable to the requirements of a family having a
fair income, and occupying a desirable position in society, is an
excessive item of cost.

And the remedy for this is to go into the country. Along the lines of
our railroads and navigable waters there are localities where land is
comparatively cheap,--beautiful, healthy regions, where the comforts of
a rural home may be secured, with all the advantages of society, and of
religi