The advertised number is based on a specific test condition
The EPA has two profiles, one for city and one for highway, that involve speeding up, coasting for a bit, slowing down, speeding up, etc over the test. The city test is about 20 minutes long and the highway one is 12.5 minutes long. The rated fuel economy is only true for those specific test profiles which is why people generally see different real world numbers
You can see the test profiles here
https://www.fueleconomy.gov/feg/fe_test_schedules.shtml
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