The 80-year-old Charleston real estate agent started a grass-roots advocacy group in 1994 that pushed for a 15 percent cap. They prevailed only to have the victory taken away by the state Supreme Court earlier this year.

State lawmakers are taking on the issue once again, and Read is back at the forefront of the debate. But he said it's too late to help many neighbors and friends who were priced out of their downtown Charleston homes.

"People are bleeding to death. No, not bleeding, they are hemorrhaging," he said.

Longtime Edisto Beach resident David Cannon feels the pain. "Seriously, unless I find some money, I might have to sell my home," said Cannon, 68, a retired engineer who lives on a fixed income. "The property taxes are just out of sight."

Lowcountry homeowners, such as Read and Cannon, know the problem better than most. While property rates are rising statewide, fast-growing areas near the coast have watched tax bills increase two-fold and even three-fold in a few cases.

It's the No. 1 issue local lawmakers hear about when they talk with folks in their districts, and they likely will get another earful at a public hearing Thursday in North Charleston.

Many of those residents are undergoing an eye-opening reassessment process, and any future reforms could come belatedly for some. Read's rejuvenated group -- Citizens to Save Our Homes from Taxation -- plans to have many of its 400 or so members at the hearing to press their case.

A lot is at stake in the debate. The three-pronged tax system of property, sales and income taxes, which fuels local government and school systems, could face major alterations.

"There are two issues in this state: property taxes and everything else," said Rep. John Graham Altman, R-Charleston.

The problem is nothing new, though. Similar outcries are voiced every few years. But the state's property tax burden is low compared nationally, and some wonder whether this should be the top priority.

Lawmakers mostly hear from residents who adamantly want change. Now, House and Senate leaders this summer jumped in head first, creating sister committees to study the topic in depth. Even Gov. Mark Sanford has turned his attention to the issue.

This week, the Senate panel is narrowing its focus by offering four possible scenarios. They include limiting tax increases by a certain percentage, making reassessment applicable only when a property changes hands, eliminating the tax altogether, and devising a rate restriction.

Legislation pushing these methods of reform has passed at least one chamber of the Legislature at various times in recent years and a stack of similar bills is pending in the House and Senate.

"This isn't a study committee to have a study committee," said Sen. Glenn McConnell, R-Charleston, who is leading the efforts in his chamber. "This is a committee to come up with a meaningful solution."

Residents' tax bills could drop. But so could the quality of life, some argue, if there is less money for trash collection, parks and other services. Eliminating property taxes also could mean tax increases elsewhere.

"Somebody's got to pay the bill somewhere down the line," said McConnell, the Senate president pro tem.

A related question is how to fund education, which gets the majority of property tax revenues.

Local governments are watching nervously as state lawmakers toy with their revenue sources, said Howard Duvall, executive director of the Municipal Association of South Carolina.

"We want to make sure the debate is focused on where the problem is, which is how to fund schools rather than local government overspending," he said. "You can't give away the tax resources in South Carolina if you expect the quality of life to be maintained."

Residents ultimately hold the key to change, as lawmakers believe a constitutional amendment is needed to ensure the reforms will stand.

"I think it has to be a constitutional amendment to make sure that whatever we do we don't get it stricken by the court again," said House Speaker Bobby Harrell, R-Charleston.

State senators began discussing the issue last month and now are embarking on a statewide tour to elicit suggestions from citizens. Thursday's public hearing begins at 6 p.m. at Trident Technical College.

The House panel is expected to begin meeting soon and could hold its own hearings.

The research will result in legislation, one version in each chamber, written by the end of the year so that lawmakers can begin debate when they convene in January.

Many lawmakers have their own way to address the subject, whether it is by eliminating property taxes altogether or by reinstating gambling as a way to produce revenue.

BRAD NETTLES/STAFF Charleston real estate agent Emerson Read (left) and Gene Geer Jr. talk about state property takes Tuesday at Read's home. Read led a grass-roots effort in 1994 to cap Charleston property takes.

"There are too many cooks in the kitchen, and they all have their own recipe," Altman said.

The proposal to legalize gambling is a longshot. It comes from Sen. Robert Ford, D-Charleston, who is a faithful advocate for the gaming industry.

Ford said he wants to give local governments the option to reintroduce video gambling, which was outlawed in 2000, as a way to make up for decreasing property taxes. "You are talking about legalizing gambling or running people from their homes," he said. "Let's put everything on the table and consider it."

PROPERTY TAX PLANS

A Senate panel will address property tax issues at a public hearing 6-9 p.m. Thursday in rooms 212-216 of Building 410 at the Trident Technical College Student Center on Rivers Avenue.

The panel will be considering four proposals:

-- Limiting property tax assessments according to the percent of inflation or 1 percent of the fair market value of the home.

-- Allowing reassessment only when a home is sold, gifted or has significant improvements made to it.

-- Eliminating property taxes partially or entirely by increasing sales tax by 2-1/2 cents or more. Property tax rates could be reduced by finding another funding source for education.

-- Imposing a cap on property tax rates or prohibiting increasing rates without a public referendum.

To sign up for comment or get more information on the public hearing, call (803) 212-6627 or visit the committee's Web site at www.scstatehouse.net and click on Citizens' Interests.