Chapter: IT was a morning of artistic creation. Fifteen minutes after the purple
prose of Babbitt's form-letter, Chester Kirby Laylock, the resident
salesman at Glen Oriole, came in to report a sale and submit an
advertisement. Babbitt disapproved of Laylock, who sang in choirs and
was merry at home over games of Hearts and Old Maid. He had a tenor
voice, wavy chestnut hair, and a mustache like a camel's-hair brush.
Babbitt considered it excusable in a family-man to growl, "Seen this
new picture of the kid--husky little devil, eh?" but Laylock's domestic
confidences were as bubbling as a girl's.

"Say, I think I got a peach of an ad for the Glen, Mr. Babbitt.
Why don't we try something in poetry? Honest, it'd have wonderful
pulling-power. Listen:

     'Mid pleasures and palaces,
     Wherever you may roam,
     You just provide the little bride
     And we'll provide the home.

Do you get it? See--like 'Home Sweet Home.' Don't you--"

"Yes, yes, yes, hell yes, of course I get it. But--Oh, I think we'd
better use something more dignified and forceful, like 'We lead, others
follow,' or 'Eventually, why not now?' Course I believe in using
poetry and humor and all that junk when it turns the trick, but with a
high-class restricted development like the Glen we better stick to the
more dignified approach, see how I mean? Well, I guess that's all, this
morning, Chet."


II

By a tragedy familiar to the world of art, the April enthusiasm of Chet
Laylock served only to stimulate the talent of the older craftsman,
George F. Babbitt. He grumbled to Stanley Graff, "That tan-colored voice
of Chet's gets on my nerves," yet he was aroused and in one swoop he
wrote:

DO YOU RESPECT YOUR LOVED ONES?

When the last sad rites of bereavement are over, do you know for certain
that you have done your best for the Departed? You haven't unless they
lie in the Cemetery Beautiful,

LINDEN LANE

the only strictly up-to-date burial place in or near Zenith, where
exquisitely gardened plots look from daisy-dotted hill-slopes across the
smiling fields of Dorchester.

     Sole agents
     BABBITT-THOMPSON REALTY COMPANY
     Reeves Building

He rejoiced, "I guess that'll show Chan Mott and his weedy old Wildwood
Cemetery something about modern merchandizing!"


III

He sent Mat Penniman to the recorder's office to dig out the names
of the owners of houses which were displaying For Rent signs of other
brokers; he talked to a man who desired to lease a store-building for
a pool-room; he ran over the list of home-leases which were about to
expire; he sent Thomas Bywaters, a street-car conductor who played at
real estate in spare time, to call on side-street "prospects" who were
unworthy the strategies of Stanley Graff. But he had spent his credulous
excitement of creation, and these routine details annoyed him. One
moment of heroism he had, in discovering a new way of stopping smoking.

He stopped smoking at least once a month. He went through with it like
the solid citizen he was: admitted the evils of tobacco, courageously
made resolves, laid out plans to check the vice, tapered off his
allowance of cigars, and expounded the pleasures of virtuousness to
every one he met. He did everything, in fact, except stop smoking.

Two months before, by ruling out a schedule, noting down the hour and
minute of each smoke, and ecstatically increasing the intervals between
smokes, he had brought himself down to three cigars a day. Then he had
lost the schedule.

A week ago he had invented a system of leaving his cigar-case
and cigarette-box in an unused drawer at the bottom of the
correspondence-file, in the outer office. "I'll just naturally be
ashamed to go poking in there all day long, making a fool of myself
before my own employees!" he reasoned. By the end of three days he was
trained to leave his desk, walk to the file, take out and light a cigar,
without knowing that he was doing it.

This morning it was revealed to him that it had been too easy to open
the file. Lock it, that was the thing! Inspired, he rushed out and
locked up his cigars, his cigarettes, and even his box of safety
matches; and the key to the file drawer he hid in his desk. But the
crusading passion of it made him so tobacco-hungry that he immediately
recovered the key, walked with forbidding dignity to the file, took out
a cigar and a match--"but only one match; if ole cigar goes out, it'll
by golly have to stay out!" Later, when the cigar did go out, he took
one more match from the file, and when a buyer and a seller came in for
a conference at eleven-thirty, naturally he had to offer them cigars.
His conscience protested, "Why, you're smoking with them!" but he
bullied it, "Oh, shut up! I'm busy now. Of course by-and-by--" There was
no by-and-by, yet his belief that he had crushed the unclean habit made
him feel noble and very happy. When he called up Paul Riesling he was,
in his moral splendor, unusually eager.

He was fonder of Paul Riesling than of any one on earth except himself
and his daughter Tinka. They had been classmates, roommates, in the
State University, but always he thought of Paul Riesling, with his dark
slimness, his precisely parted hair, his nose-glasses, his hesitant
speech, his moodiness, his love of music, as a younger brother, to be
petted and protected. Paul had gone into his father's business,
after graduation; he was now a wholesaler and small manufacturer of
prepared-paper roofing. But Babbitt strenuously believed and lengthily
announced to the world of Good Fellows that Paul could have been a great
violinist or painter or writer. "Why say, the letters that boy sent me
on his trip to the Canadian Rockies, they just absolutely make you see
the place as if you were standing there. Believe me, he could have given
any of these bloomin' authors a whale of a run for their money!"

Yet on the telephone they said only:

"South 343. No, no, no! I said SOUTH--South 343. Say, operator, what
the dickens is the trouble? Can't you get me South 343? Why certainly
they'll answer. Oh, Hello, 343? Wanta speak Mist' Riesling, Mist'
Babbitt talking. . . 'Lo, Paul?"

"Yuh."

"'S George speaking."

"Yuh."

"How's old socks?"

"Fair to middlin'. How 're you?"

"Fine, Paulibus. Well, what do you know?"

"Oh, nothing much."

"Where you been keepin' yourself?"

"Oh, just stickin' round. What's up, Georgie?"

"How 'bout lil lunch 's noon?"

"Be all right with me, I guess. Club?'

"Yuh. Meet you there twelve-thirty."

"A' right. Twelve-thirty. S' long, Georgie."


IV

His morning was not sharply marked into divisions. Interwoven with
correspondence and advertisement-writing were a thousand nervous
details: calls from clerks who were incessantly and hopefully seeking
five furnished rooms and bath at sixty dollars a month; advice to Mat
Penniman on getting money out of tenants who had no money.

Babbitt's virtues as a real-estate broker--as the servant of society in
the department of finding homes for families and shops for distributors
of food--were steadiness and diligence. He was conventionally honest, he
kept his records of buyers and sellers complete, he had experience with
leases and titles and an excellent memory for prices. His shoulders were
broad enough, his voice deep enough, his relish of hearty humor strong
enough, to establish him as one of the ruling caste of Good Fellows. Yet
his eventual importance to mankind was perhaps lessened by his large and
complacent ignorance of all architecture save the types of houses turned
out by speculative builders; all landscape gardening save the use of
curving roads, grass, and six ordinary shrubs; and all the commonest
axioms of economics. He serenely believed that the one purpose of the
real-estate business was to make money for George F. Babbitt. True,
it was a good advertisement at Boosters' Club lunches, and all the
varieties of Annual Banquets to which Good Fellows were invited, to
speak sonorously of Unselfish Public Service, the Broker's Obligation
to Keep Inviolate the Trust of His Clients, and a thing called Ethics,
whose nature was confusing but if you had it you were a High-class
Realtor and if you hadn't you were a shyster, a piker, and a
fly-by-night. These virtues awakened Confidence, and enabled you to
handle Bigger Propositions. But they didn't imply that you were to be
impractical and refuse to take twice the value of a house if a buyer was
such an idiot that he didn't jew you down on the asking-price.

Babbitt spoke well--and often--at these orgies of commercial
righteousness about the "realtor's function as a seer of the future
development of the community, and as a prophetic engineer clearing the
pathway for inevitable changes"--which meant that a real-estate broker
could make money by guessing which way the town would grow. This
guessing he called Vision.

In an address at the Boosters' Club he had admitted, "It is at once the
duty and the privilege of the realtor to know everything about his own
city and its environs. Where a surgeon is a specialist on every vein and
mysterious cell of the human body, and the engineer upon electricity in
all its phases, or every bolt of some great bridge majestically arching
o'er a mighty flood, the realtor must know his city, inch by inch, and
all its faults and virtues."

Though he did know the market-price, inch by inch, of certain districts
of Zenith, he did not know whether the police force was too large or too
small, or whether it was in alliance with gambling and prostitution.
He knew the means of fire-proofing buildings and the relation of
insurance-rates to fire-proofing, but he did not know how many firemen
there were in the city, how they were trained and paid, or how complete
their apparatus. He sang eloquently the advantages of proximity of
school-buildings to rentable homes, but he did not know--he did not
know that it was worth while to know--whether the city schoolrooms were
properly heated, lighted, ventilated, furnished; he did not know how the
teachers were chosen; and though he chanted "One of the boasts of Zenith
is that we pay our teachers adequately," that was because he had read
the statement in the Advocate-Times. Himself, he could not have given
the average salary of teachers in Zenith or anywhere else.

He had heard it said that "conditions" in the County Jail and the Zenith
City Prison were not very "scientific;" he had, with indignation at the
criticism of Zenith, skimmed through a report in which the notorious
pessimist Seneca Doane, the radical lawyer, asserted that to throw
boys and young girls into a bull-pen crammed with men suffering from
syphilis, delirium tremens, and insanity was not the perfect way of
educating them. He had controverted the report by growling, "Folks that
think a jail ought to be a bloomin' Hotel Thornleigh make me sick. If
people don't like a jail, let 'em behave 'emselves and keep out of it.
Besides, these reform cranks always exaggerate." That was the beginning
and quite completely the end of his investigations into Zenith's
charities and corrections; and as to the "vice districts" he brightly
expressed it, "Those are things that no decent man monkeys with.
Besides, smatter fact, I'll tell you confidentially: it's a protection
to our daughters and to decent women to have a district where tough nuts
can raise cain. Keeps 'em away from our own homes."

As to industrial conditions, however, Babbitt had thought a great deal,
and his opinions may be coordinated as follows:

"A good labor union is of value because it keeps out radical unions,
which would destroy property. No one ought to be forced to belong to a
union, however. All labor agitators who try to force men to join a union
should be hanged. In fact, just between ourselves, there oughtn't to
be any unions allowed at all; and as it's the best way of fighting the
unions, every business man ought to belong to an employers'-association
and to the Chamber of Commerce. In union there is strength. So any
selfish hog who doesn't join the Chamber of Commerce ought to be forced
to."

In nothing--as the expert on whose advice families moved to new
neighborhoods to live there for a generation--was Babbitt more
splendidly innocent than in the science of sanitation. He did not know
a malaria-bearing mosquito from a bat; he knew nothing about tests of
drinking water; and in the matters of plumbing and sewage he was as
unlearned as he was voluble. He often referred to the excellence of the
bathrooms in the houses he sold. He was fond of explaining why it
was that no European ever bathed. Some one had told him, when he was
twenty-two, that all cesspools were unhealthy, and he still denounced
them. If a client impertinently wanted him to sell a house which had a
cesspool, Babbitt always spoke about it--before accepting the house and
selling it.

When he laid out the Glen Oriole acreage development, when he ironed
woodland and dipping meadow into a glenless, orioleless, sunburnt flat
prickly with small boards displaying the names of imaginary streets, he
righteously put in a complete sewage-system. It made him feel superior;
it enabled him to sneer privily at the Martin Lumsen development,
Avonlea, which had a cesspool; and it provided a chorus for the
full-page advertisements in which he announced the beauty, convenience,
cheapness, and supererogatory healthfulness of Glen Oriole. The only
flaw was that the Glen Oriole sewers had insufficient outlet, so that
waste remained in them, not very agreeably, while the Avonlea cesspool
was a Waring septic tank.

The whole of the Glen Oriole project was a suggestion that Babbitt,
though he really did hate men recognized as swindlers, was not too
unreasonably honest. Operators and buyers prefer that brokers should
not be in competition with them as operators and buyers themselves,
but attend to their clients' interests only. It was supposed that the
Babbitt-Thompson Company were merely agents for Glen Oriole, serving
the real owner, Jake Offutt, but the fact was that Babbitt and Thompson
owned sixty-two per cent. of the Glen, the president and purchasing
agent of the Zenith Street Traction Company owned twenty-eight per
cent., and Jake Offutt (a gang-politician, a small manufacturer,
a tobacco-chewing old farceur who enjoyed dirty politics, business
diplomacy, and cheating at poker) had only ten per cent., which
Babbitt and the Traction officials had given to him for "fixing" health
inspectors and fire inspectors and a member of the State Transportation
Commission.

But Babbitt was virtuous. He advocated, though he did not practise, the
prohibition of alcohol; he praised, though he did not obey, the laws
against motor-speeding; he paid his debts; he contributed to the church,
the Red Cross, and the Y. M. C. A.; he followed the custom of his
clan and cheated only as it was sanctified by precedent; and he never
descended to trickery--though, as he explained to Paul Riesling:

"Course I don't mean to say that every ad I write is literally true or
that I always believe everything I say when I give some buyer a good
strong selling-spiel. You see--you see it's like this: In the first
place, maybe the owner of the property exaggerated when he put it into
my hands, and it certainly isn't my place to go proving my principal
a liar! And then most folks are so darn crooked themselves that they
expect a fellow to do a little lying, so if I was fool enough to never
whoop the ante I'd get the credit for lying anyway! In self-defense I
got to toot my own horn, like a lawyer defending a client--his bounden
duty, ain't it, to bring out the poor dub's good points? Why, the Judge
himself would bawl out a lawyer that didn't, even if they both knew
the guy was guilty! But even so, I don't pad out the truth like Cecil
Rountree or Thayer or the rest of these realtors. Fact, I think a fellow
that's willing to deliberately up and profit by lying ought to be shot!"

Babbitt's value to his clients was rarely better shown than this
morning, in the conference at eleven-thirty between himself, Conrad
Lyte, and Archibald Purdy.


V

Conrad Lyte was a real-estate speculator. He was a nervous speculator.
Before he gambled he consulted bankers, lawyers, architects, contracting
builders, and all of their clerks and stenographers who were willing
to be cornered and give him advice. He was a bold entrepreneur, and he
desired nothing more than complete safety in his investments, freedom
from attention to details, and the thirty or forty per cent. profit
which, according to all authorities, a pioneer deserves for his risks
and foresight. He was a stubby man with a cap-like mass of short gray
curls and clothes which, no matter how well cut, seemed shaggy. Below
his eyes were semicircular hollows, as though silver dollars had been
pressed against them and had left an imprint.

Particularly and always Lyte consulted Babbitt, and trusted in his slow
cautiousness.

Six months ago Babbitt had learned that one Archibald Purdy, a grocer
in the indecisive residential district known as Linton, was talking of
opening a butcher shop beside his grocery. Looking up the ownership of
adjoining parcels of land, Babbitt found that Purdy owned his present
shop but did not own the one available lot adjoining. He advised Conrad
Lyte to purchase this lot, for eleven thousand dollars, though an
appraisal on a basis of rents did not indicate its value as above nine
thousand. The rents, declared Babbitt, were too low; and by waiting they
could make Purdy come to their price. (This was Vision.) He had to bully
Lyte into buying. His first act as agent for Lyte was to increase the
rent of the battered store-building on the lot. The tenant said a number
of rude things, but he paid.

Now, Purdy seemed ready to buy, and his delay was going to cost him ten
thousand extra dollars--the reward paid by the community to Mr. Conrad
Lyte for the virtue of employing a broker who had Vision and
who understood Talking Points, Strategic Values, Key Situations,
Underappraisals, and the Psychology of Salesmanship.

Lyte came to the conference exultantly. He was fond of Babbitt, this
morning, and called him "old hoss." Purdy, the grocer, a long-nosed man
and solemn, seemed to care less for Babbitt and for Vision, but Babbitt
met him at the street door of the office and guided him toward the
private room with affectionate little cries of "This way, Brother
Purdy!" He took from the correspondence-file the entire box of cigars
and forced them on his guests. He pushed their chairs two inches forward
and three inches back, which gave an hospitable note, then leaned
back in his desk-chair and looked plump and jolly. But he spoke to the
weakling grocer with firmness.

"Well, Brother Purdy, we been having some pretty tempting offers from
butchers and a slew of other folks for that lot next to your store,
but I persuaded Brother Lyte that we ought to give you a shot at the
property first. I said to Lyte, 'It'd be a rotten shame,' I said, 'if
somebody went and opened a combination grocery and meat market right
next door and ruined Purdy's nice little business.' Especially--"
Babbitt leaned forward, and his voice was harsh, "--it would be hard
luck if one of these cash-and-carry chain-stores got in there and
started cutting prices below cost till they got rid of competition and
forced you to the wall!"

Purdy snatched his thin hands from his pockets, pulled up his trousers,
thrust his hands back into his pockets, tilted in the heavy oak chair,
and tried to look amused, as he struggled:

"Yes, they're bad competition. But I guess you don't realize the Pulling
Power that Personality has in a neighborhood business."

The great Babbitt smiled. "That's so. Just as you feel, old man. We
thought we'd give you first chance. All right then--"

"Now look here!" Purdy wailed. "I know f'r a fact that a piece of
property 'bout same size, right near, sold for less 'n eighty-five
hundred, 'twa'n't two years ago, and here you fellows are asking me
twenty-four thousand dollars! Why, I'd have to mortgage--I wouldn't mind
so much paying twelve thousand but--Why good God, Mr. Babbitt, you're
asking more 'n twice its value! And threatening to ruin me if I don't
take it!"

"Purdy, I don't like your way of talking! I don't like it one little
bit! Supposing Lyte and I were stinking enough to want to ruin any
fellow human, don't you suppose we know it's to our own selfish interest
to have everybody in Zenith prosperous? But all this is beside
the point. Tell you what we'll do: We'll come down to twenty-three
thousand-five thousand down and the rest on mortgage--and if you want to
wreck the old shack and rebuild, I guess I can get Lyte here to loosen
up for a building-mortgage on good liberal terms. Heavens, man, we'd
be glad to oblige you! We don't like these foreign grocery trusts any
better 'n you do! But it isn't reasonable to expect us to sacrifice
eleven thousand or more just for neighborliness, IS it! How about it,
Lyte? You willing to come down?"

By warmly taking Purdy's part, Babbitt persuaded the benevolent Mr. Lyte
to reduce his price to twenty-one thousand dollars. At the right moment
Babbitt snatched from a drawer the agreement he had had Miss McGoun type
out a week ago and thrust it into Purdy's hands. He genially shook his
fountain pen to make certain that it was flowing, handed it to Purdy,
and approvingly watched him sign.

The work of the world was being done. Lyte had made something over
nine thousand dollars, Babbitt had made a four-hundred-and-fifty dollar
commission, Purdy had, by the sensitive mechanism of modern finance,
been provided with a business-building, and soon the happy inhabitants
of Linton would have meat lavished upon them at prices only a little
higher than those down-town.

It had been a manly battle, but after it Babbitt drooped. This was the
only really amusing contest he had been planning. There was nothing
ahead save details of leases, appraisals, mortgages.

He muttered, "Makes me sick to think of Lyte carrying off most of the
profit when I did all the work, the old skinflint! And--What else have
I got to do to-day?... Like to take a good long vacation. Motor trip.
Something." He sprang up, rekindled by the thought of lunching with Paul
Riesling.

 Babbitt writes an advertisement for a cemetery on Linden Lane before returning to the monotony of "routine details" , which include constructing an illogical and futile scheme to quit smoking. He calls an old friend, Paul Riesling, and they decide to meet for lunch at the Athletic Club. Babbitt reflects on his own expertise in the real estate business, yet it is clear that he lacks the exhaustive knowledge of the city required of a truly informed salesman. In fact, his actions and beliefs seem to challenge each other in constant hypocrisy. He has a conference with Conrad Lyte and Archibold Purdy in which he convinces Lyte to buy to lot adjacent to Purdy's grocery store for thousands of dollars more than it is worth, and subsequently he convinces Purdy to buy the lot for several times its worth

