Chapter 8
Everyone gave you the wrong insurance advice
The state's own regulator studied 20 carriers. In Summit County, clearing brush saves you about $25 a year. A better roof saves about $388. Ask about the roof first.
Free · 57 pages · 2026 Colorado edition
Nobody hands you a manual for buying a house in Colorado.
So a 20-year Colorado lender wrote one. Every number sourced. Nothing held back.
Diane Beaumont · Branch Manager, Benchmark Mortgage · NMLS #247026 · 20+ years · 11,700+ Colorado homeowners
Want a real number first? Take the 2-minute quiz
- 2026 loan limits for every Colorado county
- Every funded down payment program in the state, with the real numbers
- The insurance trap killing Colorado deals this year
- 37 contract deadlines, and the blank that deletes your inspection rights
20+
Years lending
11,700+
Colorado homeowners
57
Pages, free
0
Sales calls unless you ask
Three things in here that will change what you do next
The parts your lender would rather you skipped
Chapter 9
The well permit line that ruins weekends
Under 35 acres with Household Use Only means no irrigation and no livestock. Not a garden. Not a horse trough. The listing said perfect for horses. The state says no.
Chapter 10
Why the tax bill came in at $4,600
You budgeted $2,100. Nobody mentioned the metro district financing your neighborhood's roads on your property tax bill for the next 40 years. Four questions fix this.
Look inside
Not a brochure with a lead form on it
Real 2026 data, sourced and dated. Printable worksheets. A plain English glossary. The kind of thing you would pay for.
Find your chapter
Twelve minutes gets you most of it
Just starting out
Chapters 1 to 3. What the state costs, what a lender measures, and why 20 percent down is the most expensive myth in real estate.
Self-employed or told no
Chapter 5. Your accountant and your underwriter have never met, and you are standing between them.
Already under contract
Chapters 7, 8, and 12. Especially 8. Insurance is what kills Colorado deals now, not financing.
Buying rural or mountain
Chapters 8 and 9. Wells, septic, radon, and wildfire scores. Read before you write an offer.
Diane Beaumont
Branch Manager, Benchmark Mortgage
NMLS #247026 · (719) 687-2112
NMLS #247026 · (719) 687-2112
Twenty years. More than 11,700 Colorado homeowners.
The files that reach her are mostly the complicated ones. Self-employed with messy returns. Somebody who got told no. A cabin with a well permit that made three lenders nervous.
You shouldn't have to figure this out alone.
Why it's free
She wrote the parts that don't help her, too
Chapter 6 tells you exactly what to ask a lender before you pick one. Twelve questions. Including her.
Chapter 3 lists down payment assistance programs she doesn't originate. Chapter 5 tells you what to do if a different lender already told you no.
She does not need you to call her. She would like you to stop guessing.
Before you type your email
The three things you're wondering
Is somebody going to call me?
No. You get the guide and a short email sequence you can leave anytime. If you want a conversation, you ask for one.
Is this actually free, or is there a catch?
Actually free. The guide is how Diane meets people. If it helps you close with a different lender who treated you well, that is a fine outcome.
I'm only browsing. Is it too early?
Earlier is better. Half of what goes wrong in a Colorado purchase gets decided before you write an offer, in the chapters on insurance, wells, and metro districts.
Stop guessing. It's 57 pages and it's free.
Colorado loan limits, funded assistance programs, the insurance trap, the contract deadlines, and five worksheets you can print tonight.
Diane Beaumont · Branch Manager, Benchmark Mortgage · NMLS #247026 · 20+ years · 11,700+ Colorado homeowners