"Not exactly," our friend assented to our intention. "The successive groups have constantly sought more central, more desirable, more fashionable situations. They have built not better than they knew, for that could not be, but costlier, and they have finished in hard woods, with marble halls and marbleized hall-boys, and the first expense has been much greater; but actual disaster has not yet followed; perhaps it is too soon; we must not be impatient; but what has already happened is what happens with other beautiful things that the aesthetic invent. It has happened notoriously with all the most lovable and livable summer places which the artists and authors find out and settle themselves cheaply and tastefully in. The Philistines, a people wholly without invention, a cuckoo tribe incapable of self-nesting, stumble upon those joyous homes by chance, or by mistaken invitation. They submit meekly enough at first to be sub-neighbors ruled in all things by the genius of the place; but once in, they begin to lay their golden eggs in some humble cottage, and then they hatch out broods of palatial villas equipped with men and maid servants, horses, carriages, motors, yachts; and if the original settlers remain it is in a helpless inferiority, a broken spirit, and an overridden ideal. This tragical history is the same at Magnolia, and at York Harbor, and at Dublin, and at Bar Harbor; even at Newport itself; the co-operative housing of New York is making a like history. It is true that the Philistines do not come in and dispossess the autochthonic groups; these will not sell to them; but they have imagined doing on a sophisticated and expensive scale what the aesthetics have done simply and cheaply. They are buying the pleasanter sites, and are building co-operatively; though they have already eliminated the studio and the central principle, and they build for the sole occupancy of the owners. But the cost of their housing then is such that it puts them out of the range of our inquiry as their riches has already put them beyond the range of our sympathy. It still remains for any impecunious group to buy the cheaper lots, and build simpler houses on the old studio principle, with rents enough to pay the cost of operation, and leave the owners merely the interest and taxes, with the eventual payment of these also by the tenants. Some of the studio apartments are equipped with restaurants, and the dwellers need only do such light housekeeping as ladies may attempt without disgrace, or too much fatigue." "Or distraction from their duties to society," we suggested.