Good morning! This formula is too large for Process Builder to handle:

It works great, until it exceeds the character count, and when I plug it into a formula type field, it doesn't work, giving me a "expected text, got a number, error message. I am simply trying to use zip codes to establish territory assignments, and can't see to find a way to do it. Any help is appreciated. (formula shortened for an example)

IF((VALUE([Account].Property_Zip__c) >= 90620 && VALUE([Account].Property_Zip__c) <= 90630), "HQ - Orange County",

IF((VALUE([Account].Property_Zip__c) >= 90632 && VALUE([Account].Property_Zip__c) <= 90633), "HQ - Orange County",

IF((VALUE([Account].Property_Zip__c) >= 90720 && VALUE([Account].Property_Zip__c) <= 90721), "HQ - Orange County",

IF((VALUE([Account].Property_Zip__c) >= 90740 && VALUE([Account].Property_Zip__c) <= 90743), "HQ - Orange County",

IF((VALUE([Account].Property_Zip__c) >= 92602 && VALUE([Account].Property_Zip__c) <= 92663), "HQ - Orange County",

IF((VALUE([Account].Property_Zip__c) >= 92673 && VALUE([Account].Property_Zip__c) <= 92817), "HQ - Orange County",Null)))))