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)  May 31, 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  May  31,  2006,  the Company sold a Champps  Americana
restaurant in Houston, Texas to the tenant.  The Company received
net  cash  proceeds of approximately $3,150,000 for the property,
which resulted in a net gain of approximately $314,300.

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  $2,938,466 and  its  Current  Assets
          (cash) would have increased by $3,150,000 and Partner's
          Capital would have increased by $211,534.

          For  the  year  ended December 31,  2005,  Income  from
          Continuing  Operations would have  decreased  $226,034,
          representing a decrease in rental income of $316,500, a
          decrease  in  depreciation expense  of  $82,205  and  a
          decrease  in  property management expenses  of  $8,261.
          For  the three months ended March 31, 2006, Income from
          Discontinued  Operations would have decreased  $64,374,
          representing a decrease in rental income of $84,941,  a
          decrease  in  depreciation expense  of  $20,551  and  a
          decrease in property management expenses of $16.

          The  net  effect  of these pro forma adjustments  would
          have  caused  Net Income to decrease from  $493,638  to
          $267,604  and  from $281,829 to $217,455,  which  would
          have resulted in Net Income of $8.55 and $10.22 per LLC
          Unit  outstanding for the year ended December 31,  2005
          and   the   three   months  ended   March   31,   2006,
          respectively.

      (c) Shell company transactions - Not Applicable.

      (d) Exhibits.

          Exhibit 10.1  - Purchase Agreement dated  May  3,  2006
          between  the  Company and Champps Operating Corporation
          relating  to  the  Property at 11681  Westheimer  Road,
          Houston,  Texas (incorporated by reference  to  Exhibit
          10.1 of Form 10-QSB filed May 5, 2006).



                           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:  June 2, 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)  May 31, 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  May  31,  2006,  the Company sold a Champps  Americana
restaurant in Houston, Texas to the tenant.  The Company received
net  cash  proceeds of approximately $3,150,000 for the property,
which resulted in a net gain of approximately $314,300.

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  $2,938,466 and  its  Current  Assets
          (cash) would have increased by $3,150,000 and Partner's
          Capital would have increased by $211,534.

          For  the  year  ended December 31,  2005,  Income  from
          Continuing  Operations would have  decreased  $226,034,
          representing a decrease in rental income of $316,500, a
          decrease  in  depreciation expense  of  $82,205  and  a
          decrease  in  property management expenses  of  $8,261.
          For  the three months ended March 31, 2006, Income from
          Discontinued  Operations would have decreased  $64,374,
          representing a decrease in rental income of $84,941,  a
          decrease  in  depreciation expense  of  $20,551  and  a
          decrease in property management expenses of $16.

          The  net  effect  of these pro forma adjustments  would
          have  caused  Net Income to decrease from  $493,638  to
          $267,604  and  from $281,829 to $217,455,  which  would
          have resulted in Net Income of $8.55 and $10.22 per LLC
          Unit  outstanding for the year ended December 31,  2005
          and   the   three   months  ended   March   31,   2006,
          respectively.

      (c) Shell company transactions - Not Applicable.

      (d) Exhibits.

          Exhibit 10.1  - Purchase Agreement dated  May  3,  2006
          between  the  Company and Champps Operating Corporation
          relating  to  the  Property at 11681  Westheimer  Road,
          Houston,  Texas (incorporated by reference  to  Exhibit
          10.1 of Form 10-QSB filed May 5, 2006).

                           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:  June 2, 2006           /s/ Patrick W Keene
                              By: Patrick W. Keene
                                 Its:  Chief Financial Officer