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)  December 6, 2007


                   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 December 6, 2007, the Company sold a KinderCare daycare
center in Tinley Park, Illinois to an unrelated third party.  The
Company  received  net cash proceeds of approximately  $2,937,000
for  the  property, which resulted in a net gain of approximately
$1,381,000.

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, 2006:

          The  Company's  Investments in Real Estate  would  have
          been  reduced  by  $1,677,465 and  its  Current  Assets
          (cash)  would have increased by $2,937,000 and Member's
          Equity would have increased by $1,259,535.

          For  the  year  ended December 31,  2006,  Income  from
          Continuing  Operations would have  decreased  $116,928,
          representing a decrease in rental income of $180,212, a
          decrease  in  depreciation expense  of  $61,898  and  a
          decrease  in  property management expenses  of  $1,386.
          For  the  nine months ended September 30, 2007,  Income
          from   Continuing  Operations  would   have   decreased
          $93,855,  representing a decrease in rental  income  of
          $141,166, a decrease in depreciation expense of $46,425
          and a decrease in property management expenses of $886.

          The  net  effect  of these pro forma adjustments  would
          have  caused Net Income to decrease from $1,654,834  to
          $1,537,906  and  from $1,264,863 to  $1,171,008,  which
          would  have resulted in Net Income of $59.47 and $46.16
          per  LLC  Unit outstanding for the year ended  December
          31,  2006 and the nine months ended September 30, 2007,
          respectively.

     (c)  Shell company transactions - Not Applicable.

     (d)  Exhibits.

          Exhibit 10.1  - Purchase Agreement dated  November  22,
          2007 between the Company and the Breshears Family Trust
          of  1990  relating  to the Property at  9460  W.  179th
          Street, Tinley Park, Illinois.


                           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: December 11, 2007       /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)  December 6, 2007

                   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 December 6, 2007, the Company sold a KinderCare daycare
center in Tinley Park, Illinois to an unrelated third party.  The
Company  received  net cash proceeds of approximately  $2,937,000
for  the  property, which resulted in a net gain of approximately
$1,381,000.

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, 2006:

          The  Company's  Investments in Real Estate  would  have
          been  reduced  by  $1,677,465 and  its  Current  Assets
          (cash)  would have increased by $2,937,000 and Member's
          Equity would have increased by $1,259,535.

          For  the  year  ended December 31,  2006,  Income  from
          Continuing  Operations would have  decreased  $116,928,
          representing a decrease in rental income of $180,212, a
          decrease  in  depreciation expense  of  $61,898  and  a
          decrease  in  property management expenses  of  $1,386.
          For  the  nine months ended September 30, 2007,  Income
          from   Continuing  Operations  would   have   decreased
          $93,855,  representing a decrease in rental  income  of
          $141,166, a decrease in depreciation expense of $46,425
          and a decrease in property management expenses of $886.

          The  net  effect  of these pro forma adjustments  would
          have  caused Net Income to decrease from $1,654,834  to
          $1,537,906  and  from $1,264,863 to  $1,171,008,  which
          would  have resulted in Net Income of $59.47 and $46.16
          per  LLC  Unit outstanding for the year ended  December
          31,  2006 and the nine months ended September 30, 2007,
          respectively.

     (c)  Shell company transactions - Not Applicable.

     (d)  Exhibits.

          Exhibit 10.1  - Purchase Agreement dated  November  22,
          2007 between the Company and the Breshears Family Trust
          of  1990  relating  to the Property at  9460  W.  179th
          Street, Tinley Park, Illinois.

                           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: December 11, 2007       /s/ Patrick W Keene
                              By: Patrick W. Keene
                                 Its:  Chief Financial Officer