Formula Field Help

I have a formula field that is not behaving as expected.

If Subscription Term is 12 or larger, just trying to multiply Net Unit Price by 12, and if under 12, multiply Net Unit Price by the Subscription Term.

Any help apprciated.

IF(

VALUE(TEXT(SBQQ__SubscriptionTerm__c)) >= 12,

12,

VALUE(TEXT(SBQQ__SubscriptionTerm__c))

) * SBQQ__NetPrice__c

@Salesforce CPQ @Quote to Payment - SalesforceCPQ&Billing