I'm wondering if this is a Japanese black pine. If so, you might want to look at this site. It's for bonsai, but some great descriptive info.
http://www.brusselsbonsai.com/care/care_sheets/JapaneseBlack Pine.html
"Needle cast, which is a fungus, is the tree's worst pest. Do not water the tree's needles, except during the driest parts of the year. If there is any moisture on the needles at night during the cooler, wetter seasons, then needle cast may follow. First the tips of the needles will yellow, then the whole tree, and eventually the tree will weaken and die. During an El Nino year I have seen large old black pines in the landscape die from needle cast due to all the moisture. Use a copper based fungicide to prevent or stop needle cast."
Hope this is not what is going on with your tree.
Newt