UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C. 20549


                            FORM 8-K


                         CURRENT REPORT
Pursuant to Section 13 or 15(d) of The Securities Exchange Act of 1934


  Date of Report (Date of earliest event reported)  November 3, 2006


                 AEI INCOME & GROWTH FUND 24 LLC
      (Exact name of registrant as specified in its charter)


       State of Delaware           000-49653         41-1990952
(State or other jurisdiction  (Commission File      (IRS Employer
       of incorporation)            Number)      Identification No.)


      30 East 7th Street, Suite 1300, St. Paul, Minnesota, 55101
             (Address of Principal Executive Offices)


                         (651) 227-7333
       (Registrant's telephone number, including area code)



  (Former name or former address, if changed since last report)

Check  the  appropriate  box below if  the  Form  8-K  filing  is
intended to simultaneously satisfy the filing obligation  of  the
registrant under any of the following provisions:

[  ]  Written  communication  pursuant  to  Rule  425  under  the
      Securities Act (17 CFR 230.425)
[  ]  Soliciting  material  pursuant to  Rule  14a-12  under  the
      Exchange Act (17 CFR 240.14a-12)
[  ]  Pre-commencement communications pursuant to  Rule  14d-2(b)
      under the Exchange Act
       (17 CFR 240.14d-2(b))
[  ]  Pre-commencement communications pursuant to  Rule  13e-4(c)
      under the Exchange Act
       (17 CFR 240.13e-4(c))


Section 2 - Financial Information

Item 2.01 Completion of Acquisition or Disposition of Assets.

      On November 3, 2006, the Company sold its 23% interest in a
Garden  Ridge  retail store in Woodlands, Texas to  an  unrelated
third   party.   The  Company  received  net  cash  proceeds   of
approximately  $2,009,000 for the property, which resulted  in  a
net gain of approximately $265,300.

Section 9 - Financial Statements and Exhibits

Item 9.01 Financial Statements and Exhibits.

      (a) Financial statements  of  businesses  acquired  -   Not
          Applicable.

      (b) Pro  forma financial information - A limited number  of
          pro  forma  adjustments are required to illustrate  the
          effects  of  the transaction on the balance  sheet  and
          income  statement.  The following narrative description
          is  furnished  in  lieu  of the pro  forma  statements.
          Assuming   the  Company  had  sold  the   property   on
          January 1, 2005:

          The  Company's  Investments in Real Estate  would  have
          been  reduced  by  $1,838,315 and  its  Current  Assets
          (cash)  would have increased by $2,009,000 and Member's
          Equity would have increased by $170,685.

          For  the  year  ended December 31,  2005,  Income  from
          Continuing  Operations  would have  decreased  $91,624,
          representing a decrease in rental income of $154,583, a
          decrease  in  depreciation expense  of  $54,091  and  a
          decrease  in  property management expenses  of  $8,868.
          For  the  six  months ended June 30, 2006, Income  from
          Continuing  Operations  would have  decreased  $55,088,
          representing a decrease in rental income of $84,318,  a
          decrease  in  depreciation expense  of  $27,046  and  a
          decrease in property management expenses of $2,184.

          The  net  effect  of these pro forma adjustments  would
          have  caused  Net Income to decrease from  $493,638  to
          $402,014  and  from $850,044 to $794,956,  which  would
          have  resulted in Net Income of $15.49 and  $30.34  per
          LLC  Unit  outstanding for the year ended December  31,
          2005   and   the  six  months  ended  June  30,   2006,
          respectively.

      (c) Shell company transactions - Not Applicable.

      (d) Exhibits.

          Exhibit 10.1 - Contract of Sale dated August  17,  2006
          between the Company, various other property owners  and
          Compson Holding Corporation relating to the Property at
          16778 Interstate 45 South, Conroe (Woodlands), Texas.

                           SIGNATURES

      Pursuant to the requirements of the Securities Exchange Act
of  1934, the registrant has duly caused this report to be signed
on its behalf by the undersigned hereunto duly authorized.

                              AEI INCOME & GROWTH FUND 24 LLC

                              By: AEI Fund Management XXI, Inc.
                                 Its:  Managing Member

Date:  November 8, 2006       /s/ Patrick W Keene
                              By: Patrick W. Keene
                                 Its:  Chief Financial Officer
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UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C. 20549

                            FORM 8-K

                         CURRENT REPORT
Pursuant to Section 13 or 15(d) of The Securities Exchange Act of 1934

  Date of Report (Date of earliest event reported)  November 3, 2006

                 AEI INCOME & GROWTH FUND 24 LLC
      (Exact name of registrant as specified in its charter)

       State of Delaware           000-49653         41-1990952
(State or other jurisdiction  (Commission File      (IRS Employer
       of incorporation)            Number)      Identification No.)

      30 East 7th Street, Suite 1300, St. Paul, Minnesota, 55101
             (Address of Principal Executive Offices)

                         (651) 227-7333
       (Registrant's telephone number, including area code)

  (Former name or former address, if changed since last report)

Check  the  appropriate  box below if  the  Form  8-K  filing  is
intended to simultaneously satisfy the filing obligation  of  the
registrant under any of the following provisions:

[  ]  Written  communication  pursuant  to  Rule  425  under  the
      Securities Act (17 CFR 230.425)
[  ]  Soliciting  material  pursuant to  Rule  14a-12  under  the
      Exchange Act (17 CFR 240.14a-12)
[  ]  Pre-commencement communications pursuant to  Rule  14d-2(b)
      under the Exchange Act
       (17 CFR 240.14d-2(b))
[  ]  Pre-commencement communications pursuant to  Rule  13e-4(c)
      under the Exchange Act
       (17 CFR 240.13e-4(c))

Section 2 - Financial Information

Item 2.01 Completion of Acquisition or Disposition of Assets.

      On November 3, 2006, the Company sold its 23% interest in a
Garden  Ridge  retail store in Woodlands, Texas to  an  unrelated
third   party.   The  Company  received  net  cash  proceeds   of
approximately  $2,009,000 for the property, which resulted  in  a
net gain of approximately $265,300.

Section 9 - Financial Statements and Exhibits

Item 9.01 Financial Statements and Exhibits.

      (a) Financial statements  of  businesses  acquired  -   Not
          Applicable.

      (b) Pro  forma financial information - A limited number  of
          pro  forma  adjustments are required to illustrate  the
          effects  of  the transaction on the balance  sheet  and
          income  statement.  The following narrative description
          is  furnished  in  lieu  of the pro  forma  statements.
          Assuming   the  Company  had  sold  the   property   on
          January 1, 2005:

          The  Company's  Investments in Real Estate  would  have
          been  reduced  by  $1,838,315 and  its  Current  Assets
          (cash)  would have increased by $2,009,000 and Member's
          Equity would have increased by $170,685.

          For  the  year  ended December 31,  2005,  Income  from
          Continuing  Operations  would have  decreased  $91,624,
          representing a decrease in rental income of $154,583, a
          decrease  in  depreciation expense  of  $54,091  and  a
          decrease  in  property management expenses  of  $8,868.
          For  the  six  months ended June 30, 2006, Income  from
          Continuing  Operations  would have  decreased  $55,088,
          representing a decrease in rental income of $84,318,  a
          decrease  in  depreciation expense  of  $27,046  and  a
          decrease in property management expenses of $2,184.

          The  net  effect  of these pro forma adjustments  would
          have  caused  Net Income to decrease from  $493,638  to
          $402,014  and  from $850,044 to $794,956,  which  would
          have  resulted in Net Income of $15.49 and  $30.34  per
          LLC  Unit  outstanding for the year ended December  31,
          2005   and   the  six  months  ended  June  30,   2006,
          respectively.

      (c) Shell company transactions - Not Applicable.

      (d) Exhibits.

          Exhibit 10.1 - Contract of Sale dated August  17,  2006
          between the Company, various other property owners  and
          Compson Holding Corporation relating to the Property at
          16778 Interstate 45 South, Conroe (Woodlands), Texas.

                           SIGNATURES

      Pursuant to the requirements of the Securities Exchange Act
of  1934, the registrant has duly caused this report to be signed
on its behalf by the undersigned hereunto duly authorized.

                              AEI INCOME & GROWTH FUND 24 LLC

                              By: AEI Fund Management XXI, Inc.
                                 Its:  Managing Member

Date:  November 8, 2006       /s/ Patrick W Keene
                              By: Patrick W. Keene
                                 Its:  Chief Financial Officer