SAN DIEGO (AP) — California’s 42-year-old system of tying property taxes to the last sales price of a building faces one of its biggest tests yet Tuesday.

Since a 1978 ballot measure sparked a national outcry for tax cuts and helped pave Gov. Ronald Reagan’s path to the White House, California has limited tax increases to 2% a year for inflation until a property is sold. With prices climbing at a much higher rate, taxpayers who have held homes and businesses for many years pay far less than what the market value would determine.

Proposition 15 would reassess commercial and industrial properties every three years, while residential property, including home-based businesses, would remain under 1978 rules.

Supporters say the “split roll” system will go a long way toward fixing inequities that shield wealthy corporations and deprive property tax proceeds for public schools and local governments.

Opponents call it a massive tax increase that would further cripple businesses in a pandemic-wracked economy. Their advertising portrays it as a step toward completely dismantling the system established under 1978's Proposition 13, even though supporters have disavowed plans to change how residential property is assessed.

Both sides have poured tens of millions of dollars into the campaign. Polling predicts a tight race.

Another ballot measure, Proposition 19, would allow homeowners who are 55 and older, disabled or wildfire victims to transfer a primary residence’s tax base to a replacement home. A similar measure lost by 20% in 2018, but this time, the California Realtors Association, its main backer, sought to broaden appeal by tightening rules on passing along lower taxes through inherited properties. It is endorsed by business and labor groups, with no organized opposition.

The 1978 tax rules have held enduring and broad popularity among California voters. But backers of Proposition 15 have mounted a formidable challenge by targeting only commercial and industrial properties, with exemptions aimed at small businesses.

The measure would raise $8 billion to $12.5 billion a year. After costs to counties to reassess property and some tax cuts for business equipment, local governments and schools would net $6.5 billion to $11.5 billion a year in a 60-40 split.

Businesses would be exempt if the property owner has $3 million or less worth of commercial property in California. For businesses with fewer than 50 employees that occupy half a building’s space, the changes wouldn't take effect until 2025. For others, they would begin in 2022.

Supporters had raised $56.3 million by Oct. 16, fueled by the California Teachers Association, Service Employees International Union and the Chan Zuckerberg Initiative started by Facebook founder Mark Zuckerberg and wife Priscilla Chan.

Gov. Gavin Newsom endorsed the measure, as did Democratic presidential candidate Joe Biden and his running mate, California Sen. Kamala Harris. Newsom broke with his predecessor, Jerry Brown, who said the 1978 law, enshrined in the state Constitution, is “a sacred doctrine that should never be questioned.”

Opponents had raised $60.9 million as of Oct. 16. They include the California Assessors’ Association, which would be tasked with reassessing properties, the California Farm Bureau and the California Business Roundtable. The measure exempts agricultural land, but opponents say property could be reassessed for improvements, like vineyards and dairies.

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