Open Houses and bad turn out

I was wondering how everyone else out there makes out with open Houses?? It is difficult for us to do open houses on Hilton Head due to the red tape to get people into the gated communities but even in the off plantation properties and on the Mainland non gated we dont have good turn outs at all. We have done open houses where we have our favorite mortgage lender come and do a BBQ with burgers, dogs, chips, soda and do a open house ad in the papers, and even mail out to neighbors and other communities and may have no one or 2 people show up. It is so discouraging. The last one i did, i had 4 people and i did get a buyer but those people had come the week before and came back Any good ideas?? i thought this was great but maybe we have to offer spa certificates or something!!! We are in a unique area but gosh what else can you do