OK. Sounds like you may have an issue with what your ISP is delivering to you, and it may not be your Airport Extreme's fault.
I assume the ISP's receiver has an Ethernet port on it.
Plug your Mac directly into the Ethernet port (I am assuming you have an Ethernet port on your Mac, or a Thunderbolt 3 to Ethernet adapter; Or you have a friend or neighbor that has a laptop with the necessary Ethernet port or adapter).
Many ISP modems require that you power cycle them when you change the device they are plugged into, because they lock onto the first device they see after powering up and ignore any other devices.
Once you have that setup, run a speed test. Google "Internet Speed Test", and you will find several services. Try a couple so you have more than one report.
Because you have eliminated your Airport Extreme router in the mix, and it is just your computer (or a friends) and the ISP's modem, you should be able to get a fairly accurate of the internet speeds (uploads, download) as well as latency (ping test; hopefully under 100 milliseconds; 1/10 of a second).
And if you get results in the same ball part from multiple speed test services, you will have something you talk to your ISP about vs what they are charging your for a specific level of service.
For the size of your house, and that you are using multiple WiFi access points, then the next router you get should be a "Mesh" setup. But that does not need to today, if your existing setup is still working OK, with respect to the real internet speeds your ISP is offering you.
The advantage of a Mesh network is that it is easy to setup, you do not need to worry about how the devices talk to each other, etc... If you are currently using Ethernet between the main router and the satellite WiFi access points, there are Mesh systems that can use Ethernet, they just cost more as the units that let the Satellite units talk to each other via WiFi are less expensive (I use Ethernet to internet my device, so I got the more expensive eero unit).
One other thing to keep in mind. If your ISP is giving your gigabit speeds, not all WiFi will sustain Gigabit between you and your device. Many WiFi routers and access points will advertise a specific bandwidth, but they are just saying they can talk to 1 or 2 devices on the first 2.4GHz radio at speed X per device, and talk to 1 or 2 devices via the first 5GHz radio at speed Y per device, and if there is a 3rd radio, then 1 or 2 devices at speed Y per device on the 3rd radio. They add up the maximums of all those connections and say we can do 2600 megabits/second. But you would need 6 or more devices all maxing out their speeds to actually have the router move that much data. And to make it interesting, most of them have a single 1 gigabit Ethernet connection to the ISP's modem, so getting more than 1 gigabit via any ISP's modem is generally not possible, unless you get a more expensive ISP service, and a more expensive router (something with 10 gigabit Ethernet ports).