Every single port, cable, switch and router between your fiber ONT to your laptop has to support that bandwidth. What model is your laptop? What model is your router?
When you say directly connect to the router, are you physically right next to the router testing the speed? Or are you plugging your laptop into ports installed throughout your home?
I have. I’ve lived in HOAs where utilities, gardening/lawn care, parking lot upkeep, trash/recycling, community center, were taken care of by the HOA.
You only hear about bad HOAs because people in those HOAs only care about property values from aesthetics. In reality, a good HOA is like a properly run union - taking care of its members by providing cheaper, common services via collective bargaining.