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, 2006


          AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
      (Exact name of registrant as specified in its charter)


     State of Minnesota              24003            41-1848181
(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, 2006, the Partnership sold  a  Children's
World  daycare center in Abingdon, Maryland to an unrelated third
party.    The   Partnership  received  net   cash   proceeds   of
approximately  $1,458,500 for the property, which resulted  in  a
net gain of approximately $650,000.

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 Partnership had  sold  the  property  on
          January 1, 2005:

          The Partnership's Investments in Real Estate would have
          been reduced by $867,640 and its Current Assets (cash)
          would  have  increased  by  $1,458,500  and  Partner's
          Capital would have increased by $590,860.

          For  the  year  ended December 31,  2005,  Income  from
          Continuing  Operations  would have  decreased  $63,905,
          representing a decrease in rental income of $100,845, a
          decrease  in  depreciation expense  of  $33,734  and  a
          decrease  in  property management expenses  of  $3,206.
          For the nine months ended September 30, 2006, Loss from
          Discontinued  Operations would have increased  $44,860,
          representing a decrease in rental income of $75,634,  a
          decrease  in  depreciation expense  of  $25,299  and  a
          decrease in property management expenses of $5,475.

          The  net  effect  of these pro forma adjustments  would
          have  caused  Net Income to decrease from  $710,376  to
          $646,471  and  $158,426 to $113,566, which  would  have
          resulted in Net Income of $38.86 and $4.86 per  Limited
          Partnership  Unit  outstanding  for  the   year   ended
          December  31, 2005 and the nine months ended  September
          30, 2006, respectively.

     (c)  Shell company transactions - Not Applicable.

     (d)  Exhibits.

          Exhibit 10.1  -  Purchase Agreement dated  November  5,
          2006  between the Partnership and the VanderMeer Family
          Trust  relating to the Property at 3325  Trellis  Lane,
          Abingdon,   Maryland  (incorporated  by  reference   to
          Exhibit 10.5 of Form 10-QSB filed November 9, 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 XXII
                              LIMITED PARTNERSHIP

                              By: AEI Fund Management XXI, Inc.
                                 Its:  Managing General Partner

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