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A statewide ballot proposal that would limit property value increases during reassessments to 15 percent over five years would hurt most Greer property owners, Mayor Rick Danner said.

Studies indicate that unless a home is worth $200,000 or more, "there's not going to be a real tax benefit to you in this constitutional amendment," Danner said.

Voters will be asked to decide whether to approve the proposed amendment in the Nov. 7 general election. The proposal also would require that when a property affected by the cap is modified or sold, its value would revert to actual market value.

The loss of potential tax revenue from a portion of the tax base could mean the tax burden would be shifted elsewhere.

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"There's a certain amount of money that's spread out over this entire tax base, and if you artificially cap some portion of it, then the same amount of total money has to come out of that portion that's left," Danner said.

All taxing authorities would be affected, including special service districts, which levy taxes to pay for services they provide, such as sewer service and fire protection.

How they would be affected is unclear. Charles Gentry, commission chairman of the Taylors Fire and Sewer District, was uncertain but said, "I'm sure it would affect it some way or another."

Many Greenville County residents were shocked at the dramatic increases in their property values during the last reassessment in 2001 -- an average of 45 percent countywide.

But reassessment numbers compiled by the county Auditor's Office in 2005 showed the average property value has increased 13 percent since the 2001 reassessment, said Debbie Adkins, director of the county's real property services. Sixty-two percent of properties increased in value 15 percent or less.

Although state law requires that reassessments be completed every five years, the Greenville County Council voted earlier this year to delay reassessments by a year.

Local governments may raise the tax rate to make up for the lose in tax revenue that would be caused by the cap, said Howard Duvall, executive director of the Municipal Association of South Carolina.

"The 15 percent cap is going to take a significant amount of taxable property off of the tax roll," Duvall said.

But state Sen. David Thomas, R-Fountain Inn, said putting a cap on property value increases would encourage residential growth, which would mean more property owners contributing to the tax base, easing the pressure for a tax increase.

"Envision that when you buy a piece of property, you know that 10 years later you're going to still be in the same neighborhood on your taxes as you were when you bought the property. That would encourage purchase of property. It would encourage building for owner-occupied (homes)," Thomas said.

Tax revenue generated by growth would spread the burden more evenly, said state Rep. Bob Walker, R-Landrum. Revenues that local governments need to provide services would increase as growth continues, so there would be no reason to raise property taxes, Walker said.

"If I open up a new business, that's all going to be new money," he said.

Danner said he is afraid voters will misunderstand the amendment as a limit on property taxes.

"I think people are going to be eager to take advantage of something that they perceive will ultimately be a tax break to them," Danner said.

One certainty homeowners can look forward to is the elimination of school operating costs from their property tax bills.

The state Legislature eliminated the school operating tax earlier this year in favor of increasing the sales tax from 5 percent to 6 percent. The increase would go into effect June 1 on all sales items except for food, accommodations and certain items, such as automobiles. The sales tax on grocery items dropped Oct. 1 from 5 percent to 3 percent.

In Greenville County, the school operating tax is 147.9 mills, or $88.74 on a $150,000 home. The elimination of the school operating tax would not affect homes valued at $100,000 or less because they already are exempt from school operating taxes.