When a vested remainder interest in any property subject to the New Jersey transfer inheritance tax is bequeathed, devised, conveyed, granted, sold, or given subject to one or more life estates, estates for a term of years, or annuities, such vested remainder is valued by first ascertaining the clear market value of the whole property and then deducting the value of each such life estate, estate for a term of years, or annuity as determined in accordance with the provisions of N.J.A.C. 18:26-8.20.
N.J. Admin. Code § 18:26-8.21