eastern white pine, lower third yellowing/thinning fast...not sure what it could be?

Homeowners claim past few seasons the lower 3rd is yellowing needles, interior twigs/needles dying. On the branches is white residue and sap bleeding. over the past few seasons its spreading up the tree. This is in MA. Tree is next to a pond, has some vines but doesn't seem like enough to be a problem.

I cant tell if this is a soil issue , fungal insect...everything?
 

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Here in Northern Indiana our evergreens, especially our White Pines, are struggling with winter burn. It’s very common on evergreens exposed to wind tunnels along roads and right of ways. It looks like your Pine is on the edge of a right of way and the yellowing needles are on the exposed side. It also looks like you have some healthy new, dark green shoots coming out with this year’s growth. It’s always tough to diagnose pictures, but this seems like it may be something that your tree is dealing with due to its location.
 
Thank you - The tree is located on a private dead end road next to a pond. not sure if that helps anything.

I will most likely collect a sample to send to a lab - I will reccomend removing all the dead needles + root collar check to see if planted too deep. + pruning to increase airflow and sunlight.

There is no spraying allowed here anyways because of the pond, but they still want the diagnosis.


Does anyone think this might be a blight or insect issue?
 

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